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Home My WebLink AboutSP-16-06 - Decision - 0030 Farrell Street#SP-16-06 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CATHERINE ANTLEY — 30 FARRELL STREET SITE PLAN APPLICATION #SP-16-06 FINDINGS OF FACT AND DECISION Catherine Antley, hereafter referred to as the applicant, is seeking after -the -fact approval to amend a previously approved plan for a 5775 sq. ft. building consisting of: 1) 1500 sq. ft. of medical office use, 2) 1000 sq. ft. of laboratory use, 3) 1957 sq. ft. of general office use, and 4) 1318 sq. ft. of mechanical use (laboratory use). The amendment consists of constructing a 12' X 19' detached accessory structure, 30 Farrell Street. Based on the plans and supporting 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 site plan approval to amend a previously approved plan for a 5775 sq. ft. building consisting of: 1) 1500 sq. ft. of medical office use, 2) 1000 sq. ft. of laboratory use, 3) 1957 sq. ft. of general office use, and 4) 1318 sq. ft. of mechanical use (laboratory use). The amendment consists of constructing a 12' X 19' detached accessory structure, 30 Farrell Street. 2. The owner of record of the subject property is JAMESON, LLC; LAZAR, LLC & ATAIT, L.L.C. 3. The subject property is located in the Swift Street Zoning District. 4. The plan submitted is entitled, "Catherine Antley Farrell Street So. Burlington", prepared by Trudell Consulting Engineers, dated 10/17/06, last revised on 2/11/08. The applicant revised the plan to show the footprint of the new structure. 5. The application was submitted on January 22, 2016. 6. The proposed detached accessory structure consists of a roof with posts holding up the roof. This structure is therefore a building as defined in the LDRs but pursuant to the definition of "building coverage" in Section 2.02 of the LDRs, it does not count towards building coverage as it does not have walls. Zoning District & Dimensional Requirements: SW Zoning District Required Proposed Min. Lot Size 20,000 33,880 Max. Density n/a n/a 4Max. Building Coverage 40% 9.4% - 1 - #SP-16-06 Max. Total Coverage 70% 38.6% Min. Front Setback 30 ft. >30 ft. Min. Side Setback 10 ft. >10 ft �l Min. Rear Setback 30 ft. >30 ft. �l Max. Building Height 35-40 ft. 14'6" SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) The site shall 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 Access is provided via a 20 foot curb cut off of Farrell Street. Circulation around the building is sufficient. The property currently has 18 parking spaces including two (2) handicapped spaces. No additional parking spaces required. (b) Parking shall be located to the rear or sides of buildings All parking is to the rear or sides of the building with the exception of two spaces to the front. No changes proposed. (c) 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 The height of the principal building will remain unchanged and below 35 feet. The height of the subject detached accessory structure will not exceed the 15 ft. height limit. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground, No changes to the existing principal building is being proposed. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles The new building is small in size and located behind the principal building. As such, it is unobtrusive and this criterion will continue to be met. (t) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a -2- #SP-16-06 visual relationship to the proposed structures The new building is small in size and located behind the principal building. As such, it is unobtrusive and this criterion will continue to be met. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. This site does not offer appropriate opportunities for shared access. No additional changes are 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 have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All 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 enclosure(s). The existing dumpster is screened on all four sides. (d) Landscaping and Screening Requirements No changes to landscaping proposed. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Adequate snow storage areas are shown on the plans. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. The applicant has stated that there is no new lighting proposed as part of this application. -3- #SP-16-06 DECISION The Administrative Officer hereby approves site plan application #SP-16-06 of Catherine Antley, subject to the following conditions: 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 plans submitted by the applicant and 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 from the Administrative Officer prior to the use of the detached accessory structure. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. A Signed this day of "6 2016, by n 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. 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. -4-