HomeMy WebLinkAboutMS-95-0001 - 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 add one (1) tenant to a previously approved 26,125 square foot
mixed commercial/industrial building for six (6) tenants, 10
Farrell Street.
On the 14th of February, 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 adding one (1) tenant to a previously
approved 26,125 square foot mixed commercial/industrial building
for six (6) tenants. Multiple uses for the building were approved
on 4/27/93 and indoor recreation was added to this list on 9/14/93.
The last review of this site by the Planning Commission was on
10/11/94.
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:
USE
Keene Medical
Domino's Pizza
Bakery
Indoor
Recreation
Restaurant
(20 seats)
Unknown
Unknown
SQ. FT.
2,000
1,650
3,500
3,250
5,180
5,180
5,180
25,940 *
PARKING
REQ'D
7
10`�Q�
23
7
19
77
SEWER DAILY
REQ'D TRIPS
60 � 84
280 120
450' 183
450
600
150
150
2140
* This number represents gross leasable area.
136
132
P.M. PEAK
11
30 3
17
12
16.1
16
120
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.
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.
6. 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.
7. Parking: A total of 80 parking spaces were previously
approved. This proposal reduces available parking to 77 spaces
including three (3) handicapped spaces. A bike rack is provided as
required under Section 26.253(b) of the zoning regulations.
8. Traffic: This project is approved for a total of 90 P.M. peak
hour trip ends and 600 daily trip ends.. Since the impact fee
ordinance is tied to P.M. peak hour trip ends, the Planning
Commission can no longer require a limit on the number of daily
trip ends. This site is approved for 90 P.M. peak hour trip ends
and the applicant is requesting an increase to 120 P.M. peak hour
trip ends. The applicant will be required to pay the impact fee
for the additional 30 trip ends (roughly $6100).
9. 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.
10. Sewer: The additional sewer allocation requested is 750 gpd
for a total allocation of 2140 gpd. The applicant will be required
to pay the per gallon fee prior to permit.
11. Lighting: Any additional lighting should be consistent with
the lighting approved as part of the 4/27/93 approval. Any changes
in lighting should be approved by the City Planner prior to
installation.
12. 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
V,
Corporation to add one (1) tenant to a previously approved 26,125
square foot mixed commercial/industrial building for six (6)
tenants, 10 Farrell Street, as depicted on a two (2) page set of
plans, page one entitled "10 Farrell Street, South Burlington,
Proposed Revised Parking Plan", prepared by Derrick Davis, dated
Jan, 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 77 parking spaces,
2140 gpd sewer allocation, and 120 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.
4. Prior to issuance of a zoning/building permit, the applicant
shall pay the sewer allocation fee for the additional 750 gpd of
approved sewer allocation.
5. 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.
6. For purpose of calculating required road impact fees under the
South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed uses will generate 30 additional
vehicle trip ends during the P.M. peak hour.
7. The applicant shall obtain a zoning/building permit within six
months or this approval is null and void.
8. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of any new tenant space.
9. Any changes to the site plan shall require approval by the
South Burlington Planning Commission.
Z66-&. C*k",e,.A-C
Chairman or Clerk
South BurlingtonPlanning Commission
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