HomeMy WebLinkAboutCU-96-0000 - Decision - 0008 Berard DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT C
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Alfred Senecal, Jr. to
convert a 8,200 square foot building from office/warehouse use
(electrical contracting business) for one (1) tenant to a multiple
of industrial/commercial uses for several tenants.
On the 26th day of November, 1996, the South Burlington Planning
Commission approved the request of Alfred Senecal, Jr. 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 a 8,200 square foot
building from office/warehouse use (electrical contracting
business) for one (1) tenant to a multiple of industrial /commercial
uses for several tenants. An addition to this building was
approved on 8/8/95 but was never constructed. The ZBA on October
20, 1996 granted the applicant a conditional use permit for the
multiple use of the property.
2. This property located at 8 Berard Drive lies within the IC
District. It is bounded on the north and west by a fuel
distributor, on the east by a mixed use commercial building, and on
the south by Berard Drive.
3. The applicant is requesting to use the proposed building for
three (3) tenants for any of the permitted and conditional uses
listed below. This request is being made with the provision that
all the uses would not require more than 32 parking spaces, and
would not generate more than 18 vehicle trip ends during the P.M.
peak hour. The reason for this request is so the applicant can
have the flexibility of changing tenants whose uses fall within the
approved traffic and parking limits without having to return to the
Planning Commission each time. When a use is to be changed, the
applicant would contact the City Planner and he would review the
existing uses and the proposed use to make certain that it does not
exceed the upper limits approved by the Planning Commission.
4. Uses requested are as follows:
Permitted Uses:
15.101 General office
15.102 Medical office
15.103 Light manufacturing
15.104 Research and testing laboratories
15.105 Printing, bookbinding, publishing and engraving
15.106 Wholesale establishments
15.107 Warehousing, storage and distribution facilities
15.108 Truck terminals
15-109 Contractors' yards not including retail
15.110 Lumber yards not including retail
15.111 Equipment service and repair shops not including retail
15-112 Catering and food delivery use
15-113 Accessory uses to uses listed above
Conditional Uses:
15.202 Automobile and marine sales, including service and sales
of related accessories
15.203 Agriculture and construction equipment sales and service
15.204 Rental of equipment and miscellaneous items
15.205 Automobile repair and service
15.206 Automobile rental
15.207 Taxi companies
15.210 Retail businesses (excluding shopping centers,
supermarkets, department stores and discount stores)
15.217 Day care centers
15.221 Equipment service and repair shops that include retail
15.222 Contractor yards that include retail
5. The ZBA as part of their decision eliminated the following
conditional uses:
15.204 Rental of equipment and miscellaneous items
15.207 Taxi companies
15.210 Retail businesses(excluding shopping centers,
supermarkets, department stores and discount stores)
15.217 Day care centers
15.222 Contractor's yards that include retail
6. Staff recommended that the following conditional uses not be
included since they require outdoor storage, the extent of which is
not known at this time.
15.202 Automobile and marine sales, including service and sales
of related accessories
15.203 Agriculture and construction equipment sales and service
15.206 Automobile rental
The list of acceptable uses is as follows:
Permitted Uses:
15.101 General office
15.102 Medical office
15.103 Light manufacturing
15.104 Research and testing laboratories
15.105 Printing, bookbinding, publishing and engraving
15-106 Wholesale establishments
15-107 Warehousing, storage and distribution facilities
15.108 Truck terminals
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15-109 Contractors' yards not including retail
15.110 Lumber yards not including retail
15.111 Equipment service and repair shops not including retail
15.112 Catering and food delivery use
15.113 Accessory uses to uses listed above
Conditional Uses:
15.205 Automobile repair and service
15.221 Equipment service and repair shops that include retail
8. Access/circulation: Access is provided by a 20 foot curb cut
on Berard Drive. No change proposed.
Circulation on the site is adequate.
9. Coverage/ setbacks: Building coverage is 17.8% (maximum allowed
is 30%). Overall coverage is 53% (maximum allowed is 70%). Front
yard coverage is 24.2% (maximum allowed is 30%).
Setback requirements are met.
10. Parking: A total of 32 parking spaces are available including
two (2) hanElicapped spaces. A bike rack is being provided as
required under Section 26.253(b) of the zoning regulations.
11. Landscaping: There is no minimum landscaping requirement,
based on building costs, for this project. No additional
landscaping recommended.
12. Traffic: ITE estimates that the current facility generates
7.1 vehicle trip ends (vtels) during the P.M. peak hour. The
applicant is seeking approval for 10.9 additional vte's for a total
of 18 vtels. The applicant was made aware that the road impact
fee for 10.9 additional vte's will be approximately $2300.
13. Sewer: This property is not connected to the City sewer
system.
14. Dumpster: The dumpster is located at the rear of the existing
building so it will not be visible from the street.
15. Lighting: Exterior lighting will consist of the following:
--- five (5) 35 watt high pressure sodium lamps mounted on the
building with shielded fixtures.
An existing pole mounted flood light will be removed.
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Alfred Senecal,
Jr. to convert a 8,200 square foot building from office/warehouse
use (electrical contracting business) for one (1) tenant to a
multiple of industrial/commercial uses for several tenants, 8
Berard Drive, as depicted on a plan entitled '18 Berard Drive Site
Plan," prepared by Alfred R. Senecal, Jr. , dated 10/5/96, with the
following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. This approval is for the following uses which are currently
allowed in the IC District: Permitted uses: general of f ice;
medical office; light manufacturing; research and testing
laboratories; printing, bookbinding, publishing and engraving;
wholesale establishments; warehousing, storage and distribution
facilities; truck terminals; contractor's yards not including
retail; lumber yards not including retail; equipment service and
repair shops not including retail; catering and food delivery use;
accessory uses to uses listed above. Conditional uses: automobile
repair and service; equipment service and repair shops that include
retail. If the zoning regulations change so that any of the above
uses are no longer allowed, then those uses which are no longer
allowed shall no longer be approved.
3. This approval is conditioned on a maximum of 32 parking spaces,
and 18 P.M. peak hour trip ends.
4. The applicant shall obtain approval from the City Planner prior
to the change of any tenant in the building. The City Planner
shall approve the proposed new tenant only if the proposed use fits
within the limitations established in stipulation #3 above. In
making his determination, the City Planner shall utilize the
parking standards contained in Appendix A in the Zoning
Regulations, and trip generation rates contained in the I.T.E. Trip
Generation Manual. If a use is proposed which does not fit clearly
within any of these standards, or if a shared parking concept is
proposed in order to meet the parking limit, the applicant shall
obtain approval from the Planning Commission for the proposed use.
5. Any new exterior lighting shall consist of 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.
6. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed change in use will generate 10.9 additional
vehicle trip ends during the P.M. peak hour.
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7. 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.
8. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to use
of the building.
9. Any change to the site plan shall require approval by the South
Burlington Planning Commission.
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Chairman dr C16r-k'
South Burlington Planning Commission
Date
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