HomeMy WebLinkAboutSP-98-0000 - Decision - 0029 Berard DriveFINDINGS OF FACT & DECISION
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STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Mike Barry and Tom Chase to amend a previously approved plan
for a 20,800 square foot building with 17,800 square feet used for auto repair and service and 3,000
square feet for warehouse use. The amendment consists of: 1) increasing the size of the building by
1338 square feet, 2) adding multiple uses, and 3) revising the parking layout, 29 Berard Drive.
On the Pday of March, 1998, the South Burlington Planning Commission approved the request of
Mike Barry and Tom Chase for site plan review under Section 26. 10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of amending a previously approved plan for a 20,800 square foot building
with 17,800 square feet used for auto repair and service and 3,000 square feet for warehouse use.
The amendment consists of 1) increasing the size of the building by 1338 square feet, 2) adding
multiple uses, and 3) revising the parking layout. This property was last reviewed on 5/10/88 . The
ZBA on 2/23/98 approved a request from applicant for the multiple uses.
2. This property located at 29 Berard Drive lies within the IC District and C.O. District. It is
bounded on the north and west by the Winooski River, on the south by an industrial building, and on
the east by Berard Drive and undeveloped land.
3. This property is currently approved for the following uses which are permitted in the IC District.
Permitted Uses:
15.107 Warehousing, storage and distribution facilities
Conditional Uses
15.205 Automobile repair and service
4. The applicant is requesting to also use the building for any of the permitted uses listed below. This
request is being made with the provision that all the uses would not require more than 115 parking
spaces and would not generate more than 96.9 vehicle trip ends (vte's) during the P.M. peak hour.
Permitted Uses
15.101 General offices
15.103 Light manufacturing
15.104
Research and testing laboratories
15.106
Wholesale establishments
15.111
Equipment service and repair shops not including retail
15.113
Accessory uses to uses listed above
5. The reason for this type of 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/she would review the existing and proposed use to make certain it does not exceed the upper
limits approved by the Planning Commission.
6. The following is an example of how this would work:
Use Square feet Parking required P.M. Peak Tdps
Auto Repair
7338
13
39.26
Light Manufacturing
900
1
0.68
Warehouse
2100
7
1.19
Wholesale
3900
5
11.8
Warehouse
6500
53
3.7
Vacant
1200
—
—
22,138
79
56.63
7. Access/circulation:, Access is provided by a 30 foot curb cut on Berard Drive. This access
primarily serves the southerly portion of the building. The northerly portion of the building is served
by a curb cut on Berard Drive with an access drive on the adjacent property to the east. The
applicant does not have legal access to use this r.o.w. which is also used by GMP. The owner of the
r.o.w. does not mind the applicant using it but can not give an easement because the property is under
contract.
Circulation on the site is adequate.
8. Coverage/setbacks: Building coverage is 14.8% (maximum allowed is 30%). Overall coverage
is 54.5% (maximum allowed is 70%). Front yard coverage is 40.8% (maximum allowed is 30%).
This is an existing situation which will not be made worse by this application.
Setbacks are being met.
9. Landscaping: The minimum landscaping requirement, based on building costs, is $450 which is
not being met. Plan should be revised to add the required amount of additional landscaping.
10. Parking: A total of 75 spaces are required and 115 spaces including four (4) handicapped spaces
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and a bike rack are being provided. Parking space #115 should be lengthened to 22 feet to meet the
parking standards. The parking aisle to the east of spaces #57-75 and #99-111 does not meet the 22
foot width requirement. The plan should be revised to meet this requirement. The paved area should
be striped as shown on the approved plan.
11. Traffic: Staff estimates that the current facility generates 96.9 vehicle trip ends (vte's) during the
P.M. peak hour. Any combination of uses can not exceed 96.9 vte's without approval from the
Planning Commission.
12. Sewer: This property is served by an on -site septic system.
13. Lightina: Exterior lighting consists of seven (7) building mounted lights with downcasting
shielded fixtures. The existing floodlight should be removed or replaced with a downcasting shielded
fixture approved by the City Planner.
14. Building connection: There currently exists two (2) buildings on this property which is a violation
of Section 26.651 of the zoning regulations. The 1988 approval showed that these two (2) buildings
would be connected to form one (1) building. This connection was never built. This connection must
be built and completed along with all the site modifications by June 15, 1998.
15. Storage trailers: The three (3) storage trailers on the site will be moved to the rear of the
building.
16. Dumpsters: All dumpsters on the property will be screened by placing them behind the building.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
application of Mike Barry and Tom Chase to amend a previously approved plan for a 20,800 square
foot building with 17,800 square feet used for auto repair and service and 3,000 square feet for
warehouse use. The amendment consists of, 1) increasing the size of the building by 1338 square
feet, 2) adding multiple uses, and 3) revising the parking layout, 29 Berard Drive, as depicted on a
plan entitled "Quarry Point Condominiums 29 Berard Drive South Burlington, Vermont," prepared
by Michael Dugan, Architect, dated 11/23/83, last revised on 2/6/98, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2. The plan shall be revised to show the changes 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.
— The site plan shall be revised to add the required amount of additional landscaping.
— The site plan shall be revised to lengthen parking space #115 to 22 feet.
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The site plan shall be revised to widen the parking aisle east of spaces #57-75 and
#99-111 to 22 feet.
3. This approval includes the following uses which are currently permitted in the IC District: general
offices; light manufacturing; research and testing laboratories; wholesale establishments; warehousing,
storage and distribution facilities; equipment service and repair shops not including retail; automobile
repair service; and accessory uses to uses listed above. If the zoning regulations change so that any
of the above uses are no longer permitted, then those uses which are no longer permitted shall no
longer be approved.
4. This approval is conditioned on a maximum of 115 parking spaces and 96.9 vehicle trip ends
(vte's) during the P.M. peak hour.
5. 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 combination
of uses fits within the limitations established in the stipulation #4 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.
6. All exterior lighting shall consists of downcasting shielded fixtures. Any change to approved lights
shall require approval of the City Planner prior to installation. The existing flood light shall be
removed or replaced with a downcasting shielded fixture approved by the City Planner.
7. The paved parking area shall be striped as shown on the approved plan.
8. Prior to issuance of a zoning permit, the applicant shall post a $450 landscape bond. The bond
shall remain in effect for three (3) years to assure that the landscaping takes root and has a good
chance of surviving.
9. The building connection shall be built and completed along with all the site modification by June
15, 1998.
10. 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.
11. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer
after the site modifications are complete.
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12. Any change to the site plan shall require approval by the South Burlington Planning Commission.
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