CITY OF PITTSFIELD

DEPARTMENT OF COMMUNITY DEVELOPMENT, CITY HALL, 70 ALLEN STREET, RM 205, PITTSFIELD, MA 01201

TYPE OF APPLICATION: APPLICANT: OWNER: PROPERTY LOCATION: ASSESSOR MAP & LOT: SURROUNDING LAND USE: PRESENT ZONING: PROPOSED USE: APPLICATION DATE: HEARING DATE:

Special Permit (Sections 4.307 and 10.110.F) Pittsfield DMP VIII, LLC Maurice E. Callahan Jr., Timothy J. Callahan, Daniel E. Callahan and James P. Callahan West Housatonic Street/Callahan Drive C4-1-2 and C4-1-4 Light Industrial, Office, Commercial, Residential Light Industrial (I-L) Retail August 7, 2013 September 10, 2013

BACKGROUND Pittsfield DMP VIII, LLC (the applicant) is requesting a Special Permit under Article 23-4, Section 4.307 to construct parking in a front yard setback and Article 23-10, 10.110.F to waive the City of Pittsfield parking requirements. The proposed 1.21 acre building lot will be formed through a Form A application that was submitted for endorsement by the Board at the September 10, 2013 meeting. The applicant proposes the construction of a 9,100 square foot Dollar General retail store on the southwest corner of the intersection of West Housatonic Street and Callahan Drive. While the site has frontage on West Housatonic Street, access to the site will be provided through a curb cut on Callahan Drive. The applicant proposes 30 on-site parking spaces, while the Citys parking requirements for the size of the proposed retail establishment is 66 spaces. In the application, the applicant states that the proposed number of on-site parking spaces is consistent with their operation of other similarly sized Dollar General stores. While the proposed building will meet the required setbacks, the northern edge of the proposed parking area adjacent to West Housatonic Street will not meet the required corner lot front yard setback of 35 feet. The proposed parking area would be setback six (6) feet from West Housatonic Street, necessitating the granting of a Special Permit under Section 4.307. ANALYSIS SECTION 4.307 CORNER LOT VARIATION The setback requirements for corner lots shall be the minimum front yard requirement for both streets. A modification of this requirement may be permitted by the grant of a special permit from the Community Development Board. The Board will review the specific impacts this modification may have on:
West Housatonic Street/Callahan Drive 1 Special Permit

A.

Pedestrian traffic

COMMENT: Given the lack of pedestrian activity in the area, the granting of the special permit is not likely to result in adverse impacts to pedestrian traffic. B. Vehicular traffic

COMMENT: While the proposed project will increase vehicular traffic utilizing Callahan Drive, relaxing the front yard setback on West Housatonic Street will not likely result in significant adverse impacts to vehicular traffic. C. The physical characteristics of the surrounding area especially modifications of view, light and the neighborhood design.

COMMENT: The proposed type of retail use is not prevalent in the southwestern portion of the City. Given that the parcel is currently vacant, the construction of a new store will alter existing views. See discussion below under Section 13.204C regarding the design of the site. SECTION 10.110, Parking Computing Requirements. F. The number of parking spaces required under the provisions of this ordinance for any use located in any zoning district may be reduced or eliminated by the granting of a special permit by the Community Development Board subject to the findings that said reduction in parking spaces does not substantially derogate from the public good and further subject to any additional requirements which in the judgment of the Board, are necessary for the protection of the public health, safety and welfare. (ORDW422-1982) (ORD #853-1999) COMMENT: As described above, the applicant proposes 30 on-site parking spaces. The Zoning Ordinance requires 66 on-site parking spaces. While the proposed number to be provided on-site is less than 50 percent of the number required by the Zoning Ordinance, the applicant states that based on experience at other locations, the parking required for a Dollar General is more consistent with the lower two retail generators rather than the highest level (the 66 required spaces); therefore, the applicant believes 30 parking spaces will be sufficient for the size of the proposed building. If the Board is concerned with the amount of parking provided for the establishment, it may wish to discuss other parking options with the applicant. SECTION 13.204 FINDINGS REQUIRED Section 13.204 of the Zoning Ordinance requires that the Special Permit Granting Authority shall make the following findings with respect to the proposed use if an approval is granted:

West Housatonic Street/Callahan Drive

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A.

Is in compliance with all applicable provisions and requirements of the ordinance and in harmony with its general intent and purpose. PROPOSED FINDING: The applicant requires the approval of the Special Permit under Sections 4.307 and 10.110F to be in compliance with all provisions of the Zoning Ordinance.

B.

Will not be detrimental or can be conditioned so as not to be detrimental to adjacent uses or to the established character of the neighborhood. PROPOSED FINDING: The proposed Dollar General will contribute to the continued construction of highway commercial type retail/office/light industrial uses on outer West Housatonic Street. See discussion below on design, landscaping and signage.

C.

Will not be inconsistent with the overall purpose of the Master Plan as adopted and amended by the Planning Board, and will consider whether the proposed uses: PROPOSED FINDING: The Master Plan notes that the West Housatonic Street corridor requires further study and analysis to develop a land use plan and corresponding zoning changes to encourage a more unified long term vision for the corridor. From a design perspective, the Master Plan does encourage the: improvement of the design of the Citys gateways; implementation of design guidelines; and the creation of design guidance materials to developers to support more aesthetically pleasing architectural design. Staff has discussed the lack of creativity with the proposed design of the building and offered several suggestions based on other Dollar General building designs from around the United States. The enclosed drawings reflect a typical boilerplate design for a Dollar General store. The Board may wish to discuss potential design options with the applicant. In addition to design, staff believes the proposed landscaping for the site could be improved. The applicant proposes the planting of 26 andorra juniper plants along the sites frontage. These plants are anticipated to reach 16 to 18 inches in height. Staff recommends that the Board discuss replacing the andorra juniper plants with a larger shrub to better screen the northern most parking area. In addition, the northeastern portion of the site could also be supplemented with additional landscaping/shrubbery south of the signage so that the signage is not blocked by landscaping but the view to the site is softened. The western portion of the property would also benefit from additional landscaping. As proposed, the west side of the building will be largely visible from West Housatonic Street. Additional screening would be appropriate to the south of the October Glory Red Maple that is illustrated on the landscaping plan on the western boundary of the property.

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The applicant has not provided renderings of any free standing signage. The Board may wish to discuss this with the applicant. Staff suggests a condition that would require the applicant to work with City staff to design low level monument style signage for the site. D. Will create undue traffic congestion, or unduly impair pedestrian safety. PROPOSED FINDING: The proposed Dollar General will result in increased traffic generation. The applicant provides projections based on multipliers from the Institute of Traffic Engineers Trip Generation Manual. The multipliers for the proposed type of land use would result in a total peak generation of 35 AM trips and 62 PM trips. The applicant does not account and take credit for pass by trips. It is likely that the peak trips generated would not be all new trips and include customers that would be on the roadway regardless if the Dollar General was in operation or not. It is not anticipated that the proposed use will result in undue traffic congestion or impair pedestrian safety. E. Will overload any pubic water, drainage or sewer system or any other municipal facility to such an extent that the proposed use or any other area of the City will be unduly subject to the hazards affecting public health, safety or general welfare. PROPOSED FINDING: The proposed use is not anticipated to result in any significant adverse impacts to public utilities and services. SUMMARY The applicant proposes to construct an approximately 9,100 square foot Dollar General store at the southwestern corner of the intersection of West Housatonic Street and Callahan Drive. The applicant requires a Special Permit under Sections 4.307 and 10.110F. As noted above, staff has concerns regarding the proposed design of the faade of the building, landscaping and signage. The Board may wish to discuss all of these concerns with the applicant. If the Board is concerned that the applicant will not provide enough parking on-site, the Board may wish to discuss other parking arrangements with the applicant. Should the Board choose to approve this Special Permit, it is recommended that the Board adopt the staffs findings and analysis, and place the below listed condition upon the approval: 1. The applicant will work with the Department of Community Development staff on an appropriate faade treatment signed off on by the City Planner for the proposed building prior to the issuing of building permits.

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2.

The applicant will work with Department of Community Development staff to develop appropriate signage for the site signed off on by the City Planner prior to the issuing of building permits. The applicant will work with the Department of Community Development staff to supplement the proposed landscaping plan signed off on by the City Planner prior to the issuing of building permits. The applicant would be subject to all other federal, state and local rules and regulations not specifically covered by the granting of a special permit.

3.

4.

West Housatonic Street/Callahan Drive

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