HomeMy WebLinkAboutSP-96-0000 - Decision - 0397 Patchen RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Bob Beauchemin to convert
3460 square feet of a 6396 square foot mixed use commercial
building from light manufacturing to retail use, 397 Patchen Road.
On the 8th day of October, 1996, the South Burlington Planning
Commission approved the request of Bob Beauchemin for site plan
review under Section 26.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of converting 3460 square feet of a 6396
square foot mixed use commercial building from light manufacturing
to retail use. This lot is developed with three (3) other mixed
use commercial buildings and an accessory structure. The ZBA on
August 12, 1996 granted the applicant a use variance to convert the
space from one nonconforming use to another nonconforming use.
This property is in a residential district.
2. This property located at 397 Patchen Road lies within the R4
District. It is bounded on the north and west by undeveloped land,
on the south by residences and on the east by Patchen Road.
3. Access/circulation: This property is served by two (2) ingress
and egress curb cuts on Patchen Road. The southerly curb cut is
approximately 90 :Feet wide and will be reduced in width to 36 feet.
The northerly curb cut is 36 feet in width.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 21% (maximum allowed
is 20%). Overall coverage is 77% (maximum allowed is 40%). Front
yard coverage is 70% (maximum allowed is 30%). All coverages are
existing and will not be made worse by this application. The note
on the plan referring to front yard coverage should be revised to
note that the front yard coverage is 70% not 30%.
5. The mixed residential/commercial buildings (buildings #3 and 4)
and the accessory building do not meet the rear setback
requirement. This is an existing situation which is not changing.
6. Parking: A total of 48 parking spaces are required and 52
spaces including three (3) handicapped spaces are available. A
bike rack will be provided as required under Section 26.253(b) of
the zoning regulations.
7. Landscaping: There is no minimum landscaping requirement,
based on building costs, for this project. Applicant is proposing
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to plant some foundation plantings consisting of Dense Yew with an
estimated value of $315.
8. Traffic: ITE estimates that the change is use will result in
14 additional vehicle trip ends during the P.M. peak hour. The
applicant was made aware that the road impact fee will be
approximately $2800.
9. Sewer: No additional sewer allocation needed.
10. Dumpster: The dumpster storage area will be screened.
11. Lighting: Two (2) existing flood lights, (one (1) pole
mounted and one (1) building mounted) will be replaced with
downcasting shielded fixtures. The pole light will be replaced
with a GMP supplied "cobra head" fixture. The building mounted
floodlight will be replaced with a 175 watt metal halide lamp with
a downcasting shielded fixture. The new building mounted lights
will also consist of 175 watt metal halide lamps with downcasting
fixtures.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Bob Beauchemin to
convert 3460 square feet of a 6396 square foot mixed use commercial
building from light manufacturing to retail use. This lot is
developed with three (3) other mixed use commercial buildings and
an accessory structure, 397 Patchen Road, as depicted on a two (2)
page set of plans, page one (1) entitled, "New Retail Use -
Condominiums Frank Cota 397 Patchen Road, Existing Property South
Burlington, Vermont," prepared by Gordon Woods, Architect, dated
August, 1995, last revised 9/20/96, with the following
stipulations:
1. 1) All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. All new exterior lighting shall be downcasting shielded
fixtures so as not to cast light beyond the property line. Any
change in lighting shall be approved by the City Planner prior to
installation. As expressly represented by the applicant, the
applicant shall replace the two (2) existing flood lights (one (1)
pole mounted and one (1) building mounted) with downcasting
shielded fixtures.
3. For purposes of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed use will generate 14 additional vehicle trip ends
during the P.M. peak hour.
4) The applicant shall obtain a zoning permit within six (6)months
pursuant to Section 27.302 of the zoning 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 converted space.
6) Any change to the site plan shall require approval by the South
Burlington Planning Commission.
Chairman o Clerk
South Burlington Planning Commission
I/ /// % e,
Date
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