HomeMy WebLinkAboutMS-95-0000 - Decision - 0010 Farrell StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of 10 Farrell Street Corporation
to amend a previously approved site plan to: 1) specifically
approve a new tenant requesting parking and traffic waivers, and 2)
make minor site modifications to add parking spaces, 10 Farrell
Street.
On the llth day of July, 1995, the South Burlington Planning
Commission approved the request of 10 Farrell Street Corporation
for site plan review under Section 26.10 of the South Burlington
Zoning Regulations based on the following findings:
1. This project consists of amending a previously approved site
plan to: 1) specifically approve a new tenant requesting parking
and traffic waivers, and 2) make minor site modifications to add
parking spaces. This site was last reviewed on 2/14/95.
2. This property located at 10 Farrell Street lies within the C2
District. It is bounded on the north by undeveloped land approved
for an office building separated from this property by Potash
Brook, on the east by East Woods, on the south by Swift Street and
on the west by Farrell Street.
3. This property is approved for a number of permitted and
conditional uses which can change with the approval of the City
Planner as long as the use fits within the parking, traffic and
sewer limits.
4. The tenant breakdown proposed at this time is as follows:
PARKING
SEWER
P.M. PEAK
USE
SQ. FT.
REQ'D
REQ'D
VTE'S
Keene Medical
2,000
7
60
11
Domino's Pizza
1,650
11
280
30
Bakery
4,300
10
450
19
Babyland
15,625
34 (1)
75
43 (2)
Unknown
2,365
21
1275
20
25,940 * 83
123
* This number represents gross leasable area.
(1) Assumes a 55 space parking waiver
(2) Assumes a 32 trip end waiver
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5. Access/circulation: Access is via two (2) curb cuts on Farrell
Street, a 45 foot wide curb cut to the north and a 52 foot wide
curb cut to the south. The curb cuts are existing and no changes
proposed.
6. Circulation is adequate. There is one-way traffic along the
south and east sides of the building and two-way traffic along the
north side. A "DO NOT ENTER" sign is located at the north-east
corner of the site to discourage vehicles from going in the wrong
direction.
7. Coverage/setbacks: Building/coverage is 26% (maximum allowed
is 30%). Overall coverage is 60.4% (maximum allowed is 70%).
Front yard coverage along Farrell Street is 57.9% and along Swift
Street is 81.1% (maximum allowed is 30%). This is an existing
situation which will not be made worse.
Setback requirements are met.
8. Parking: The existing and proposed uses require a total of 127
spaces and 83 spaces including three (3) handicapped spaces are
available. The applicant is requesting a waiver of 44 spaces or
34.6% for one (1) new tenant. The new tenant submitted an analysis
of their projected parking demand which indicates that their peak
parking demand is 34 spaces and our standard requires 89 spaces.
A condition should be included that a change in this new tenant be
approved by the Planning Commission unless the replacement tenant
can fit into our normal parking standards. Staff reviewed this
report and agrees with the methodology used and the assumptions
made to reach the report's conclusions. A bike rack is provided as
required under Section 26.253(b) of the zoning regulations.
9. Traffic: This site is approved for 120 P.M. peak hour trip
ends and ITE estimates that the proposed uses would generate 146
vte's. The applicant is requesting approval for three (3)
additional vte's for a total of 123 vet's for the entire property.
The applicant presented information at the meeting to justify the
requested 23 vte waiver for one (1) new tenant. A condition should
be included that a change in this new tenant be approved by the
Planning Commission unless the replacement tenant can fit into our
normal traffic standards.
10. Landscaping: There is no minimum landscaping requirement,
based on building costs, for this project. Site is well landscaped
and no additional landscaping proposed or recommended.
11. Sewer: The site is currently approved for a sewer allocation
of 2140 gpd. No additional allocation requested.
12. Lighting: Any additional lighting should be consistent with
the lighting approved as part of the 4/27/93 approval. Any changes
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in lighting should be approved by the City Planner prior to
installation.
13. Dumpsters: The existing dumpster storage area is adequately
screened. No additional dumpster storage area proposed.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of 10 Farrell Street
Corporation to amend a previously approved site plan to: 1)
specifically approve a new tenant requesting parking and traffic
waivers, and 2) make minor site modifications to add parking
spaces, 10 Farrell Street, as depicted on a plan entitled "10
Farrell Street, South Burlington, Proposed Revised Parking Plan",
prepared by Derrick Davis, dated June, 1995, with the following
stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. This approval is conditioned on a maximum of 83 parking spaces,
2140 gpd sewer allocation, and 123 P.M. peak hour trip ends.
3. The applicant shall obtain approval from the City Planner prior
to the change of any tenant in the building. The City Planner
shall approve the proposed new tenant only if the proposed
combination of uses fits within the limitations established in
stipulation #2 above. In making his determination, the City
Planner shall utilize the parking standards contained in Appendix
A in the Zoning Regulations, trip generation rates contained in the
I.T.E. Trip Generation Manual, and sewer flow guantities used by
the Vermont Agency of Natural Resources. If a use is proposed
which does not fit clearly within any of these standards, or if a
shared parking concept is proposed in order to meet the parking
limit, the applicant shall obtain approval from the Planning
Commission for the proposed use.
4. Pursuant to Section 26.256(b) of the zoning regulations, the
Planning Commission grants a parking space waiver of 44 spaces or
34.6% for one (1) new tenant. It is the Planning Commission's
opinion, based on a peak parking demand analysis prepared by the
applicant, that 34 spaces is adequate for the tenant in space "A"
(i.e., Kidstown) and 83 spaces are adequate for the entire
property.
5. The Planning Commission estimates that the
"A" (i.e., Kidstown) will generate 43 vte's
hour which represents a 32 vte waiver from I.T
the Planning Commission opinion, based o
assessment prepared by the applicant, that
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new tenant for space
during the P.M. peak
.E. standards. It is
n a trip generation
this specific tenant
will not generate more than 43 vte's during the P.M. peak hour.
This results in a total of 123 vte's approved for the entire site.
6. Due to the parking and trip generation waivers granted in
stipulation's #4 and #5 above, the applicant shall obtain approval
from the Planning Commission for a change in the tenant of space
"A" unless the replacement tenant can fit into the normal parking
and traffic standards identified in stipulation #3 above.
7. For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed uses will generate 3 additional vehicle
trip ends during the P.M. peak hour above the 120 vte's approved on
2/14/95.
8. Any new exterior lighting or change in existing lighting shall
consist of downcasting shielded fixtures so as not to cast light
beyond the property line. Any change in lighting shall be approved
by the City Planner prior to installation.
9. The applicant shall obtain a zoning/building permit within six
months or this approval is null and void.
10. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of any new tenant space.
11. Any changes to the site plan shall require approval by the
South Burlington Planning Commission.
Chairman o Clerk
South Burlington Planning Commission
ate
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