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Home My WebLink AboutSP-95-0000 - Decision - 0002 Green Tree DriveFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Jeff Nick to construct a 6,465 square foot mixed use building with 2775 square feet of general office use and 3690 square feet of equipment service and repair not including retail use, 2 Green Tree Drive. On the loth day of October, 1995, the South Burlington Planning Commission approved the request of Jeff Nick for site plan review under Section 26.10 of the South Burlington Zoning Regulations based on the following findings: 1. This project consists of the construction of a 6465 square foot mixed use building with 2775 square feet of general office use and 3690 square feet of equipment service and repair not including retail use. A 5850 square foot mixed use building was approved on this site on 8/23/94 but was never built. The applicant is scheduled for review of a conditional use permit before the ZBA on 10/23/95 because of the mixed use. 2. This property located at 2 Green Tree Drive lies within the IC District. It is bounded on the north by a vacant lot, on the east by an industrial building, on the west by Green Tree Drive and on the south by Gregory Drive. 3. Access/circulation: Two (2) 24 foot wide curb cuts are proposed, one on Green Tree Drive and one on Gregory Drive. Section 26.103(a) of the zoning regulations states that "unless specifically approved by the Planning Commission there shall be one driveway per lot." The Commission, as part of its 8/23/94 approval, approved the two (2) curb cuts in the event that the tenant for the non -office space requires a truck loading/unloading area. The prospective tenant for this space does require a truck loading/unloading area. A condition of the earlier approval was that the applicant be responsible for installing "Exit Only" signs at the Gregory Drive access. This should be shown on the revised site plan. Circulation is adequate. 4. Coverage/setbacks: Building coverage is 13.4% (maximum allowed is 30%). Overall coverage is 53.5% (maximum allowed is 70%). Front yard coverage along Gregory Drive is 15.7% and front yard coverage along Green Tree Drive is 31.7% (maximum allowed is 30%). Plan should be revised to reduce front yard coverage along Green Tree Drive to meet the 30% requirement. Setback requirements will be met. 1 5. Parking: A total of 32 parking spaces are required and 33 spaces including two (2) handicapped spaces are available. A bike rack should be provided as required under Section 26.253(b) of the zoning regulations. 6. Landscaping: The minimum landscaping requirement, based on building costs, is $6,500 which is not being met. Plantings proposed are $313 short of the requirement. Plantings will include Yew, Juniper, Spruce, Pine and Crabapple. The landscaping schedule should include the size of all proposed plants and be revised to meet the minimum requirement. 7. Traffic: ITE estimates that the proposed uses will generate 26.85 vte's during the P.M. peak hour. The applicant was made aware that the road impact fee will be approximately $5600. 8. Sewer: The sewer allocation needed for this project is 390 gpd. The applicant will be required to pay the per gallon fee prior to permit issuance. 9. Sidewalk: Sidewalks currently exists along both Gregory Drive and Green Tree Drive. No additional sidewalks required. 10. Lighting: Exterior lighting will consist of four (4) 150 watt wall mounted high pressure sodium lamps. The lights do not appear to be completely downcasting and shielded. The lights along Gregory Drive and Green Tree Drive should be replaced with fixtures that are more shielded. 11. Other: --- dumpster area should be screened and so noted on the plan. --- 20 foot sewer easement along northerly boundary should be shown. --- the setback along the easterly boundary is 15 feet not 30 feet as shown. --- the plan should be revised to show a manhole at the bend in the proposed storm sewer. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Jeff Nick to construct a 6,465 square foot mixed use building with 2775 square feet of general office use and 3690 square feet of equipment service and repair not including retail use, 2 Green Tree Drive, as depicted on a plan entitled "Lot #9 Green Tree Park, South Burlington, VT", with a stamped "received" date of October 3, 1995, with the following stipulations: K 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. A $6,500 landscape bond shall be posted prior to issuance of a zoning permit to cover the cost of the new landscaping. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 3. The plan shall be revised prior to issuance of a zoning permit to show the changes listed below and shall require approval of the City Planner. Three (3) copies of the approved revised plan shall be submitted to the City Planner prior to permit issuance. a) The plan shall be revised to include the size of all proposed plants. b) The plan shall be revised to reduce front yard coverage along Green Tree Drive to meet the 30% coverage limitation. c) The plan shall be revised to indicate that the setback along the easterly boundary is 15 feet not 30 feet. d) The plan shall be revised to show the 20 foot sewer easement along the northerly boundary. e) The plan shall be revised to show a manhole at the bend in the proposed storm drain. f) The plan shall be revised to show "Exit Only" signs at the Gregory Drive access. g) The plan shall be revised to screen the dumpster storage area and note the type of screening to be used. h) The plan shall be revised to provide a bike rack as required under Section 26.253(b) of the zoning regulations. i ) The plan shall be revised to increase the value of the landscaping by $313. 4. All exterior lighting shall be downcasting and shielded and shall not cast light beyond the property line. Any change in existing lighting or new lighting shall be approved by the City Planner prior to installation. The lights along Gregory Drive and Green Tree Drive shall be replaced with fixtures that are more shielded as approved by the City Planner. 5. Given the nature of the street, the Planning Commission, pursuant to Section 26.103(a) of the zoning regulations, approves two (2) 24 foot wide curb cuts for the lot. It is the Commission's opinion that the additional curb cut will better facilitate traffic circulation on the site for a truck loading/unloading area required 3 by the tenant of the 3690 square foot space. 6. A sewer allocation of 390 gpd is approved. The applicant shall be required to pay the per gallon fee prior to permit issuance. 7. For the purpose of calculating required road impact fees under the South Burlington Impact Fee Ordinance, the Planning Commission estimates that the proposed uses will generate 26.85 vehicle trip ends during the P.M. peak hour. 8. The applicant shall be responsible for installing "Exit Only" signs at the Gregory Drive access. This shall be so noted on the revised plan. 9. The applicant shall obtain a conditional use permit for the multiple use of the building. 10. The applicant shall obtain a zoning permit within six (6) months or this approval is null and void. 11. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the building. 12. Any physical changes to the plan shall require the approval of the Planning Commission. Chairman or Clerk South Burlington Planning Commission l Date 4