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HomeMy WebLinkAboutBATCH - Supplemental - 0000 Old Farm RoadM E M O R A N D U M TO: PLANNING C011MISSION FROM: STEPHEN PAGE RE: ZONING OF AREA NEAR OLD FARM ROAD AND KENNEDY DRIVE DATE: DECEMBER 20, 1974 Mr. Szymanski and Mrs. Maher have asked me to recall some of the factors that were considered in the zoning of the area near Old Farm Road and Kennedy Drive and directly west of the Shunpike Road industrial zone: I recall quite clearly that Mr. Szymanski was very much in favor of an east -west connector between the proposed Industrial Zone and either Old Farm Road or Kennedy Drive; this was manifested, I believe, in the, transportation element of the comprehensive plan. In response to a request from Mr O'Brien, Mr. Szymanski looked at Mr. O'Brien's property on the city tax maps and located the proposed industrial zone connector accordingly. The gist of our thinking at the time, which was, as I recall, brought out in a planning commission meeting, was that the proposed connector should logically serve commercially zoned property both to the north and to a reasonable distance south of the proposed road. In sum, then, if the zoning of the land shown on the official zoning map is residential or agricultural it does not accurately reflect our thoughts at the time, and is cue to a mailing error or a simple ommi.ssion. Based on my recollection of the discussion at the time, there should be a strip of commercially zonea land to the south of the proposed industrial connector. M E M O R A N D U M TO: SOUTH BURLINGTON PLANNING COMMISSION FROM: WILLIAM J. SZYMANSKI, CITY MANAGER RE: ZONE CHANGE - O'BRIEN PROPERTY OLD FARM ROAD DATE: DECEMBER 19, 1974 I recommend the proposed zone change for the following reasons: 1. I feel that the intent of the Planning Commission was to zone the area in question to either B.R. or B.P.D., however, due to a drafting error the plan was not modified. 2. In order to develop an industrial site the city has to provide an access to the site. Construction of a road through an agricultural zone without a zone change would not provide the best use for the adjacent land. 3. A B.P.D. is acceptable for a distance of 500' south of the proposed road, however, changing the present B.R. zone to B.P.D. is not acceptable to the owner of the vacant land. Respectfully submitted, William J. Szymanski, City Manager TO PUNNING C014MISSION FROM: FRED MITCHELL, CITY PLANNER RE: ZONE CHANGE ON 01 BRIEN PR OPERT Y DATE: DECEMBER 18, 1974 To keep conformity with all requests for zone changes the following two statements should be considered: 1) the applicant should demonstrate the need for such a zone change; 2) the conformity that it will have to the goals and objectives established in the Comprehensive Plan should be demonstrated. Location The site is east of Old Farm Road, and south of Williston Road. Size and Present Land Use The site contains approximately 25 acres which is presently utilized for agricultural purposes. It is presently zoned Agricultural -Rural with an Airport approach cone on the east within which industrial activities can take place. Internal Site Considerations The soils on the site are Adams -Windsor with a 5-12 percent slope. Essentially, the soils developed on old lake beaches or terraces and are usually sand or sandy loam. They are usually excessively drained and can be used for most community develop- ment uses since there are no major problems to be encountered. The topography is highest at the southwest corner averaging about 360 feet and slopes down in a northerly direction to about 320 feet. External Site Considerations The existing land use immediately adjacent to the parcel is mostly agricultural. To the north on Williston Road is found -2- several commercial activities as well as a small residential area. Potash Brook runs just north of the site. Transportation The site has access onto Old Farm Road for approximately 625 feet. Presently the road carries a low volume of traffic. Williston Road is located approximately 1000 feet north, and Kennedy Drive is adjacent to the parcel. General Considerations The request is to zone the parcel BR, which would be an extension of the existing BR zone on Williston Road. I cannot foresee any conflicts that may arise out of the permitted uses in relation to the site and to the surrounding land uses exist- ing or proposed. I would point out however, that the BR zone would allow for uses on a minimum lot size of 20,000 square feet. Therefore we would be establishing the possibility for a some- what greater intensity of land use. A review of the site and surrounding land uses reveals an interesting fact. The existing uses within the B-R district on Williston Road east of Kennedy Drive are all uses that are allowed within a JSPD and exist as non conforming uses in the B-R. To keep conformity with the existing uses, and a low density of use similar to that allowed in the industrial park I would recommend that serious consideration ne given to changing the existing B-R zone and proposed area under consideration to BPD. By doing so the following would be accomplished: 1- Bring into conformity the existing uses along Williston Road; 2- Allow for a greater degree of land uses permitted, especially uses which would be quite compatible with the adjacent industrial area; 3- Allow for a lower density oS' development tnan permitted in B-R; �+- Create a BPD in an area of the City where none currently exists and in an area where it would be most compatible to surrounding land uses. The land use plan estaolishes that the area should be for agriculture and rural residential uses. Looking at the area around Old Farm Road the establishment of high density residential on the west separated oy a small AR buffer, industrial to the east and business -retail to the north makes the agriculture - rural use subject to pressure for development as these adjacent areas develop, especially the industrial area. Also the variable -3- zone which allows for clustering of dwelling units within the A-R district can change the character of the existing agriculture land. The location of the proposed road is desirable for several reasons: first, it avoids going thru any residential areas; second, by coming out onto Old Farm Road it does not add to the number of curb cuts on Williston Road. If it did come out on to Williston Road construction would be increased because of the topographic prodlems associated with the most logical place. Additonally, there would be nine curb cuts from the road to the stop light. I would feel that with the construction of the road, sewer and water that we are putting into place the services needed for the industrial park and with this they should be utilized to the greates possible extent. By allowing l'or the varied uses in BPD adjacent to the proposed road we will be encourag- ing greater utilization of our investment and at the same time provide for the possibility of reducing curb cuts for any uses that may take place here as opposed to locating elsewhere in the City. I can see no detrimented impacts that would arise from the uses in BPD locating here. Extracted from the Comprehensive Plan We plan for and hope to solicit industry to broaden our tax base and create job opportunities. (p. 10) Industrial Park Access The only access to the Industrial Park is now over Shunpike Road. As the area develops, a new access road must be provided from Kennedy Drive, accross Old Farm Road and into the Industrial Park. (p. 66) Five Year Transportation Plan Construct a road connecting the Industrial Park with Kennedy Drive, crossing Old Farm Road. This will ultimately tie in with the airport connector. Some state or federal funding may be available. (p. 69) (The transportation map on P. 70 shows the general lay- out of the proposed road.) 7. PTANNING COI,1,IS3TOh MFT"rING JANUARY 25, 1974 zoning ordinance. Seconded by Mr. Schmucker and passed unanimously. Mr. Poger moved that the words "and service establishments" be included in the section on office buildings on page 38. Mr. Ward brought up the matter of automobile and marine sales. and service parking provisions. also automobile laundries. It was moved and seconded that automobile and marinesalesand,sorv�ce establishments have one parking area for each 304-- foot of 41ontage area. • Display areas shall not occupy required parking area. This was passed unanimously', „ Moved by Mr. Schmucker that automobile_�laundries have adequate parking facilities 1, i; for 15 vehicles. Seconded by Mr. Sargent. Passed unanimously. Mr. Pogor made a motion that contractors' yards, lumber hands; wholesale businesses, truck terninals or warehouses have one parking space for every thousand square feet. Seconded by Mr. Schmucker and passed unanimously. The Victory property was discussed with the Chairman pointing out his commercial c.J ; frontage in his R-4 zoned property, and suggested a proposal for some sort of PUD similar to the Lamplough property. It was moved and seconded and passed.unnnimoa6iy- that all of the Victory property be R-7. The Chairman asked'Mr.Szymanski to have this colored black on the map. This motion was passed unanimously by the members of the Commission who voted. Mr. Pogor and Mr. Schmucker both abstained; Mr. Poger lives in the neighborhood and Mr. Schmucker owns adjoining property. Mr. Daniel O'Brien had asked that his property off Kennedy Drive be rezoned. It was moved by Mr. Schmucker that this area be made either BR or BPD, with the i dimensions to be determined by Mr. Szymanski. Seconded by Mr. Poger and passed unanimously. The Chairman then read letters receivod from Mra, Horton of Southoaat quadrant and one from Mr. Calcagnie 3 Zv 10 vzz Floodplain Conserv'ation - Open Space Agricultural -Rural Residential,l Unit"Per Acrd'I Residential,4Un.its P&r. Acre R4MHD -Mobile Home District R4PUD -Planned Unit Dbevelopment Res idential,7 Units Per Acre Business Planned Development ft Business Retail Industrial Airport Industrial "I - Park & Rcicreation Minor Strearn/Drainageway Airport Approach Cone %654 02Z M�,_ T., ......... . ............. .. ............ ... ........ 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