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Home My WebLink AboutSP-11-33 - Decision - 0010 Farrell Street#SP-11-33 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING 10 FARREL STREET, LLC — 10 FARRELL STREET SITE PLAN APPLICATION #SP-11-33 FINDINGS OF FACT AND DECISION 10 Farrell Street, LLC, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment consists of landscaping and parking modifications, 10 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 approval to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment consists of landscaping and parking modifications, 10 Farrell Street. 2. The owner of record of the subject property is 10 Farrell Street, LLC. 3. The subject property is located in the Swift Street Zoning District. 4. The application was received on August 4, 2011. 5. The plan submitted is titled, "10 Farrell Street Site Plan", prepared by HKWP Landscape Architects, dated 4/5/2010, and last revised on 7/14/11. DIMENSIONAL REQUIREMENTS 6. Building coverage is unchanged at 26% (40% is maximum). Overall coverage is 600/0 (70% is maximum). Front yard coverage is 14% along Farrell Street and 16% along Swift Street (30% is maximum) and will remain unchanged. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via two curb cuts off Farrell Street. No changes are proposed. Circulation 9. Circulation on the site is adequate. - 1 - #SP-11-33 Parking 10. The number of parking spaces will remain unchanged as a result of the proposed alterations. 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 the plan. 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. The applicant will relocate previously approved landscaping. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan indicates the snow storage areas. Outdoor Lighting 15. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land DevelopmentRegulations, the following review standards shall apply to site plan applications: Traffic 16. Traffic will not be affected as a result of this application. (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 shaft 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, -2- #SP-11-33 19. Parking is located on the front, rear and side of the building. No changes are proposed. 20. 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 21. 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. 22. The plan does not indicate a change in utility service. (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 23. 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 24. 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. 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 ha ve a harmonious relation to neighboring properties and to the site. -3- #S P-11-33 26. As noted above, there are no changes to utility service with this application. (c) Aff 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 encfosure(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 plan. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-11-33 of 10 Farrell Street, LLC, to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment consists of landscaping and parking modifications, 10 Farrell Street. 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. 4. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer once landscaping and concrete modifications are complete. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Signed on thisy day of %�"l��S� , 2011 by ee- Raymond I 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. BEAM #SP-11-33 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. I&M