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Home My WebLink AboutSP-08-41 - Decision - 0030 Farrell Street#S P-08-41 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CATHERINE ANTLEY - 30 FARRELL STREET SITE PLAN APPLICATION #SP-08-41 FINDINGS OF FACT AND DECISION Catherine Antley, hereafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a 5775 sq. ft. building consisting of 2500 sq. ft. of medical office use, 2900 sq. ft. of laboratory use, and 400 sq. ft. for mechanical use. The amendment consists of changing uses in the building resulting in the following: 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), 30 Farrell Street. The Development Review Board held a public hearing on Tuesday, September 16, 2008. The applicant was present at the hearing. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT The applicant is seeking site plan approval to amend a previously approved plan for a 5775 sq. ft. building consisting of 2500 sq. ft. of medical office use, 2900 sq. ft. of laboratory use, and 400 sq. ft. for mechanical use. The amendment consists of changing uses in the building resulting in the following: 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), 30 Farrell Street. 2. The owner of record of the subject property is JAMESON, LLC; LAZAR,LLC & ATAIT, LLC. 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. - 1 - #S P-08-41 Zoning District & Dimensional Requirements: SW Zoning District I Required IF Proposed �l Min. Lot Size 20,000 33,880 �l Max. Density n/a n/a 4Max. Building Coverage 40% 9.4% 4Max. Total Coverage 70% 38.2% � Min. Front Setback 30 ft. >30 ft. 4 Min. Side Setback 10 ft. >10 ft 4 Min. Rear Setback 30 ft. >30 ft. 4 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. Based on 1500 sq. ft of medical office space, 1957 sq. ft of general office use, and 2318 square feet of research laboratory, 22 parking spaces are required. 18 parking spaces are provided for, including two handicapped parking spaces. Therefore, the applicant is requesting a parking waiver for four parking spaces, or 18.2%. The Board supports this waiver. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. All parking is to the rear or sides of the building with the exception of two spaces to the front. (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 building will remain unchanged and below 35 feet. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. -2- #S P-08-41 No changes to the existing buildings are being proposed as part of this application which should require new utility services. However, if any are proposed, they shall be in compliance with this criterion. (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. As no new construction is proposed, this criterion is not applicable. (f) 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. As no new construction is proposed, this criterion is not applicable. 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). As part of this application, the applicant is proposing to relocate the dumpster to the eastern edge of the parking lot. This location is acceptable. It appears to be screened on all four sides. (d) Landscaping and Screening Requirements As there is no building construction proposed for this site, there are no new minimum landscaping requirements. -3- #S P-08-41 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. DECISION Motion by 6 a Qutfv& , seconded by to approve Site Plan Application #SP-08-41 of Catherine Antley, subject to thk 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 Board grants a parking space waiver of four spaces, or 18.2% for a total of 18 spaces. 4. 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. 5. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the newly converted spaces. 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr — yea/nay/abstain/not present Matthew Birmingham —yea/nay/abstain/not ;—::rn John Dinklage - e nay/abstain/not presen Roger Farley — e _ nay/abstain/not present Eric Knudsen -6e nay/abstain/not present Peter Plumeau — e /nay/abstain/not present Gayle Quimby — e nay/abstain/not present Motion carried by a vote of (P - U - v -4- #SP-08-41 Signed this day of 2008, by 1 John binklage, Ch it Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRECP 5 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). -5-