HomeMy WebLinkAboutSP-06-77 - Decision - 0030 Farrell Street#SP-06-77
CITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING and ZONING
CATHERINE ANTLEY — 30 FARRELL STREET
SITE PLAN APPLICATION #SP-06-77
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 5800 sq. ft. building consisting of 2000 sq. ft. of
medical office use, 900 sq. ft. of laboratory use, and 2900 sq. ft. of vacant space. The
amendment consists of: 1) adding 9 parking spaces, 2) converting 500 sq. ft. of vacant
space to medical office, 3) converting 2000 sq. ft. of vacant space to laboratory use, and
4) designating 400 sq. ft. for mechanical use, 30 Farrell Street. The Development
Review Board held a public meeting on December 19, 2006. The applicant was present
at the meeting.
Based on testimony provided at the above mentioned public meeting 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 2900 sq. ft. building consisting of 2000 sq. ft. of medical office use, and 900
sq. ft. of laboratory use. The amendment consists of: 1) adding 9 parking spaces,
2) converting 500 sq. ft. of vacant space to medical office, 3) converting 2000 sq.
ft. of vacant space to laboratory use, and 4) designating 400 sq. ft. for
mechanical use, 30 Farrell Street.
2. The owners of record of the subject property are Jameson, LLC, Lazar, LLC, and
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
11 /17/06.
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#S P-06-77
Zoning District & Dimensional Requirements:
SW Zoning District
Required
Proposed
Min. Lot Size
20,000
33,880
Max. Density
n/a
n/a
Max. Building Coverage
40%
9.4%
Max. Total Coverage
70%
51.1 %
Min. Front Setback
30 ft.
>30 ft.
Min. Side Setback
10 ft.
>10 ft
�l Min. Rear Setback
30 ft.
>30 ft.
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 2500 sq. ft of medical office space and 3300 sq. ft of research laboratory, 23
parking spaces are provided. 23 parking spaces are provided for, including two
handicapped parking spaces.
(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.
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.
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(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.
(fl 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.
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.
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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. Staff has visited the site and the existing lighting is in compliance
with this criterion.
D Al DECISION t
Motion by T EM ��, (4rat F-A q seconded by 566 Ek � l\ C. �' to
approve Site Plan Application #SP-06-77 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/Compliance from the
Administrative Officer prior to the use of the newly constructed parking area or
any change in use.
5) Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
#S P-06-77
Mark BehrQy�enay/abstain/not present
Matthew Biham — yea/nay/abstain of present
John Dinklage — ea/nay/abstai of presen
Roger Farley — e ay/abstain/not present
Eric Knudsen — e ay/abstain/not present
Peter Plumeau — e nay/abstain/not present
Gayle Quimby — yea/nay/abstai of preser
Motion carried by a vote of -- d - Z>
Signed this d' y of •� '�i '� 2006, by
ark Behr, Vice Chairman
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 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).
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