HomeMy WebLinkAboutSP-95-000 - Decision - 0014 Berard DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Crabbe, Jr. for
conversion of a 23,600 square foot building from light
manufacturing, storage and distribution to an equipment
rental/light manufacturing use including the internal expansion of
office space by 1810 square feet, 14 Berard Drive.
On the 10th of January, 1995, the South Burlington Planning
Commission approved the request of John Crabble, 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 23,600 square foot
building from light manufacturing, storage and distribution (7-UP
bottling plant) to an equipment rental/light manufacturing use
including the internal expansion of office space by 1810 square
feet for a total of 2,605 square feet of office space. The
applicant on January 9, 1995 obtained a conditional use permit
from the Zoning Board of Adjustment. The last review of this site
by the Planning Commission was on 5/10/83.
2. This property located at 14 Berard Drive lies within the IC
District. It is bounded on the east by a fuel storage and
distribution business, on the north and west by undeveloped land
and on the south by Berard Drive.
3. Access/circulation: The property is currently served by six
(6) curb cuts on Berard Drive ranging in width from 60 feet to 12
feet. Upon staff's recommendation, the applicant will reduce the
size of 60 foot curb cut to 36 feet. This will result in no curb
cut exceeding the 36 foot width limit.
Circulation is adequate.
4. Parking: This project requires a total of two (2) parking
spaces and 15 spaces are being provided including one (1)
handicapped space. A bike rack is also being provided. During the
summer the applicant will have up to 24 employees which will
require 16 spaces which is one (1) space short of the requirement.
Additional space is available at the rear of the building if
needed. The Planning Commission finds that parking provided will
be adequate.
5. Coverage/setbacks: Building coverage is 17% (maximum allowed
is 30%). Overall coverage is 28.5% (maximum allowed is 70%).
Front yard coverage is 30% (maximum allowed is 30%).
Setback requirements are met.
6. Landscaping: The minimum landscaping requirement, based on
building costs, is $1200 which is not being met. Staff did not
recommend additional landscaping. The site is currently well
landscaped with mature plantings.
7. Sewer: No additional allocation needed.
8. Dumpster: Two (2) screened dumpsters will be provided at the
rear of the building.
9. Lighting: Exterior lighting consists of the following:
--- six (6) building mounted 175 watt mercury vapor lights.
--- two (2) sets of building mounted double flood lights.
Staff recommended that the floodlights be either removed or
replaced with downcasting and shielded fixtures approved by the
City Planner. The plan should be revised to remove the two (2)
building lights shown on the plan as existing which do not exist.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of John Crabbe, Jr.
for conversion of a 23,600 square foot building from light
manufacturing, storage and distribution to an equipment
rental/light manufacturing use including the internal expansion of
office space by 1810 square feet, 14 Berard Drive as depicted on a
plan entitled "Remodeling Existing Warehouse Bldg. , John H. Crabbe,
Jr., South Burlington, Vermont, Vermont Tent Company, South
Burlington, Vermont" prepared by Gordon G. Woods Assoc. , dated Dec,
1994, last revised 12/19/94, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The Planning Commission grants a $1200 credit for existing
landscaping. The site is currently well landscaped with mature
plantings so additional landscaping is not needed.
3. Any new exterior lighting or change in existing 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. Any existing
floodlights shall be replaced with a downcasting and shielded
fixture approved by the City Planner.
4. 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 site plan
shall be submitted to the City Planner prior to permit issuance.
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City Planner. Three (3) copies of the approved revised site plan
shall be submitted to the City Planner prior to permit issuance.
a) The plan shall be revised to remove the two (2) building
mounted lights shown on the plan as existing but which do not
exist.
b) The plan shall show depressed concrete curbs across
driveways.
c) The plan shall show water and sewer services.
5. The applicant shall obtain a zoning permit within six (6)
months or this approval is null and void.
6. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to use
of the building.
7. Any change to the site plan shall require approval by the South
Burlington Planning Commission.
Chairman or Clerk
South Burlington Planning Commission
Date
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