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HomeMy WebLinkAboutCU-99-00000 - Decision - 0004 Berard DriveFINDINGS OF FACT & DECISION J©0� STATE OF VERMONT � G COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Patrick & Terese Ayer to: 1) construct 25 auto storage spaces, and 2) construct a 107 square foot addition on a lot containing a 9761 square foot building with 3200 square feet of vacant space and 6561 square feet of auto repair and service use, 4 Berard Drive. 1. This project consists of 1) constructing 25 auto storage spaces, and 2) constructing a 107 square foot addition on a lot containing a 9761 square foot building with 3200 square feet of vacant space and 6561 square feet of auto repair and service use. A similar request for 62 auto storage spaces was denied on 7/8/97 . Staff discovered that the applicant had constructed the addition and was using the additional parking spaces without approval and a zoning permit and requested that he obtain approval. 2. This property located at 4 Berard Drive lies within the IC District. It is bounded on the north by undeveloped land, on the east by a restaurant (Pizza Put), on the west by a multiple use commercial building, and on the south by Berard Drive. 3. Access/circulation: Access is provided by a 20 foot curb cut on Berard Drive. No changes proposed. Circulation on the site is adequate. 4. Coverage/setbacks: Building coverage is 10.2% (maximum allowed is 30%). Overall coverage is 43.7 (maximum allowed is 70%). Front yard coverage is 13.3% (maximum allowed is 30%). The paved area south of the gate on the east side of the building should be converted to green space. Setback requirements are met. 5. Parking: A total of 20 spaces are required and 18 spaces will be available including one (1) handicapped space for customers and employees. One (1) additional handicapped space should be provided. The 25 space parking area will not be used for customer parking. Staff felt that adequate parking will still be available since these spaces may be available for employees. 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 $45 which is being met. Proposed landscaping consists of 13 Austrian Pine trees to screen this storage area from the adjacent restaurant. Staff does not feel this is adequate. Staff recommended additional landscaping to create a continuos hedge to screen the parking/storage area from view from the adjoining Pizza Putt property and from the Winooski River 7. Sewer: No additional allocation needed. 8. Traffic: No additional traffic expected. 9. Dumpster: A non -screened dumpster is shown on the plan. The plan should be revised to screen the dumpster and note the type of screening proposed. 10. Lighting: Exterior lighting consists of the following: --- three (3) 100-150 watt mercury vapor yard lights --- two (2) 75 watt incandescent lamps --- an unknown number of 70 watt high pressure sodium wallpack lights --- two (2) 25 watt fluorescent lamps --- five (5) 100 watt floodlights --- two (2) 150 watt flood lights 11. All flood lights should be replaced with downcasting shielded fixtures approved by the Director of Planning and Zoning. The number ofwallpack lights should be provided. The applicant submitted photographs of the lights at the meeting. 12. Other: --- the plan should be revised to show the location of the existing septic system. DECISION & CONDITONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Patrick & Terese Ayer to: 1) construct 25 auto storage spaces, and 2) construct a 107 square foot addition on a lot containing a 9761 square foot building with 3200 square feet of vacant space and 6561 square feet of auto repair and service use, 4 Berard Drive, as depicted on a plan entitled, "Autobahn Body Works, Inc. 4 Berard Drive South Burlington, Vermont," prepared by Llwellyn, Inc., dated December, 1998, with the following stipulations: 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Planning Commission estimates that the auto storage spaces and addition will generate zero (0) additional vehicle trip ends during the P.M. peak hour. 3) The applicant shall post a landscape bond in an amount to be determined by the Director of Planning & Zoning prior to issuance of a zoning permit. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 2 4) The plan shall be revised to show the changes listed below and shall require approval of the Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised plan shall be submitted to the Director prior to permit issuance. a) The site plan shall be revised to show the paved area south of the gate on the east side of the building converted to green space and the overall coverage information revised accordingly. b) The site plan shall be revised to provide one (1) additional handicapped space. c) The site plan shall be revised to provide a bike rack as required under Section 26.253(b) of the zoning regulations. d) The site plan shall be revised to provide additional landscaping to create a continuous hedge to screen the parking/storage area from view from the adjoining Pizza Putt property and from the Winooski River. e) The site plan shall be revised to screen the dumpster and note the type of screening proposed or to move the dumpster so that it is not visible from the adjacent property to the southeast (Pizza Putt).. f) The site plan shall be revised to show the location of the septic system. 5. Any new exterior lighting shall consist of downcasting shielded fixtures so as to not cast light beyond the property line. Any change in lighting shall require approval of the Director of Planning & Zoning prior to installation. Prior to issuance of a Certificate of Occupancy/Compliance, all flood lights and other non -shielded lights shall be replaced with downcasting shielded fixtures approved by the Director of Planning & Zoning. 6) 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. 7) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the auto storage spaces and addition. 8) Any change to the site plan shall require approval by the South Burlington Planning Commission. Chairman J Clerk South Burlington Planning Commission Z/Y � t - Date