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HomeMy WebLinkAboutSP-06-01 - Decision - 0030 Farrell StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING AMERICAN LUNG ASSOCIATION OF VERMONT — GIDEON BARLY 30 FARRELL STREET SITE PLAN #SP-06-01 FINDINGS OF FACT AND DECISION Gideon Barly, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 2900 sq. ft. general office building. The amendment consists of converting 2000 sq. ft. of general office use to medical office use, and converting 900 sq. ft. of general office use to olaboratory use, 30 Farrell Street. Based on the plans and supporting material contained in the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. This project consists of site plan approval to amend a previously approved plan for a 2900 sq. ft. general office building. The amendment consists of converting 2000 sq. ft. of general office use to medical office use, and converting 900 sq. ft. of general office use to laboratory use, 30 Farrell Street. 2. The owner of record of the subject property is the American Lung Association of Vermont. 3. The subject property is located in the Swift Street Zoning District. 4. The application was received on January 5, 2006. 5. The plan submitted is entitled, "Catherine Antley Farrell Street So. Burlington, VT", prepared by Trudell Consulting Engineers, dated 1/3/06, and stamped received by the City on Jan 05, 2006. DIMENSION REQUIREMENTS 6. There are no changes to coverages associated with this project. All coverage requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 7. Access is provided via a curb cut from Farrell Street. No changes are proposed. -1- Circulation 8. Circulation on the site is adequate. Parking 9 . There are currently 12 parking spaces on site and the current use requires a total of 12 parking spaces. The proposed uses require a total of 13 parking spaces. The plans show 13 proposed parking spaces, including one (1) designated as handicapped. The parking requirement is being met. 10. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. 11. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 12. The applicant is not required to add any additional landscaping with this application. 13. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plan. Snow storage areas are shown on the plan. Outdoor Lighting 14. The applicant is proposing new building mounted lights to replace the existing flood lights and provided a cut sheet. According Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be of the shielded and downcasting type. The proposed new light fixture is mostly downcasting and it will be acceptable if "properly aimed". Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: Traffic 15. According to the Institute of Transportation Engineers (ITE), the current use is estimated to generate a total of 4.32 vehicle trip ends (vte's) during the p.m. peak hour. The proposed uses are estimated to generate 10.9 vte's during the p.m. peak hour, for a 6.47 vte increase. The applicant shall pay traffic impact -2- fees based on the 6.47 vte increase. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 16. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (b)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. 17. The building is existing. The proposal is in keeping with this requirement. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 18. Parking is located on the rear and sides of the existing building. The applicant is proposing to add one (1) handicap space which is located in an appropriate location. As stated above the applicant is proposing 13 spaces which meets the parking requirement. 19. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. It has already been noted that a bicycle rack is sited on the plan. (d) 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. 20. The building is existing and no changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 21. The plans do not indicate changes in utility service. (t) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. 22. The building is existing and no changes are proposed. -3- (g) 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. 23. The building is existing and no changes are proposed. In addition, to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. 24. The reservation of land is not 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. 25. No changes to existing underground utilities. (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). 26. No exterior dumpster storage is proposed. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-06-01 of Gideon Barly to amend a previously approved plan for a 2900 sq. ft. general office building. The amendment consists of converting 2000 sq. ft. of general office use to medical office use, and converting 900 sq. ft. of general office use to laboratory use, 30 Farrell Street, subject to the following conditions:. 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. -4- 2) This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate 6.47 additional vehicle trip ends during the p.m. peak hour. 4) Any new exterior lighting shall consist of downcasting fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. 5) The applicant shall obtain a zoning permit within six (6) months of this decision pursuant to Section 17.04 of the Land Development Regulations, or this approval is null and void. 6) The Applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the newly converted space. 7) Any change to the site plan shall require approval by the South Burlington Administrative Officer. -J Sig air, Administrative Officer v 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 $110 filing fee and be filed within 15 days of the date of this decision. -5-