HomeMy WebLinkAboutSP-97-0000 - Decision - 0063 Ethan Allen DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
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Re: Findings of Fact, application of Randy & Rene Berard to amend
a previously approved plan to construct a 13,650 square foot light
manufacturing building on a 1.2 acre parcel. The amendment
consists of: 1) reducing the size of the building from 13,650
square feet to 8,000 square feet, 2 ) change the use of the building
form light manufacturing to warehouse, and 3) site modifications,
63 Ethan Allen Drive.
On the llth day of March, 1997, the South Burlington Planning
Commission approved the request of Randy & Rene Berard 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 to
construct a 13,650 square foot light manufacturing building on a
1.2 acre parcel. The amendment consists of: 1) reducing the size
of the building from 13,650 square feet to 8,000 square feet, 2)
change the use of the building from light manufacturing to
warehouse, and 3) site modifications. The plan was previously
approved on 9/10/96.
2. This property located at 63 Ethan Allen Drive lies within the
IC and Floodplain Overlay Districts. It is bounded on the north by
Ethan Allen Drive, on the east by Commerce Avenue, on the south by
an undeveloped lot and on the west by the floodplain.
3. Access/circulation: Access will be provided by a 26 foot curb
cut on Ethan Allen Drive and a 24 foot curb cut on Commerce Avenue.
Both curb cuts are for ingress and egress. Section 26.103(a) of
the zoning regulations states that "unless specifically approved by
the Planning Commission there shall be a maximum of one driveway
per lot accessing a public street." Two (2) curb cuts were
approved on the 9/10/96 plan.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 13.2% (maximum allowed
is 30%). Overall coverage is 52% (maximum allowed is (70%). Front
yard coverage along Ethan Allen Drive is 21.5% and along Commerce
Avenue is 28.5% (maximum allowed is 30%).
Setback requirements are met.
5. Landscaping: The minimum landscaping requirement, based on
building costs, is $6000 which is being met. Plantings include Red
Maple, Red Cedar, Dogwood and Juniper.
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6. Parking: A total of 28 spaces are required and 28 spaces
including one (1) handicapped space and a bike rack will be
provided.
7. Sewer: The sewer allocation needed for this project is 300
gpd. The applicant will be required to pay the per gallon fee
prior to permit issuance.
8. Traffic: ITE estimates that the proposed use will generate 5.9
vehicle trip ends during the P.M. peak hour. The applicant was
made aware that the road impact fee will be $880.
9. Sidewalk: A condition of the subdivision from which this lot
was created stated that "the developer shall have the option of
contributing $15 per linear frontage feet toward the city sidewalk
fund or building a sidewalk" along the street frontage. Staff
recommended that the applicant contribute to the sidewalk fund.
10. Dumpster: The proposed dumpster storage area will be screened
by a hedge along Ethan Allen Drive.
11. Lighting: Exterior lighting will consist of three (3)
building mounted fixtures. The details of these lights should be
submitted and approved by the City Planner prior to permit
issuance.
12. Floodplain Overlay District: A portion of the parking area
located at the westerly end of the property is located within the
Floodplain Overlay District. The boundaries of this district
corresponds with the 218 foot elevation. The ZBA previously
approved a variance to allow the use of the Floodplain Overlay
District for parking.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the request of Randy & Rene Berard to amend a
previously approved plan to construct a 13,650 square foot light
manufacturing building on a 1.2 acre parcel. The amendment
consists of: 1) reducing the size of the building from 13,650
square feet to 8,000 square feet, 2) change the use of the building
from light manufacturing to warehouse, and 3) site modifications,
as depicted on a two (2) page set of plans, page one (1) entitled,
"Proposed Mountain Air Building," prepared by J.G. Architects,
Inc., dated February 28, 1997, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
V.
2. The Commission grants a sewer allocation of 300 gpd. The
applicant shall pay the per gallon fee prior to issuance of a
zoning permit.
3. Prior to issuance of a zoning permit, the applicant shall post
a $6000 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.
4. The applicant shall contribute $15 per linear frontage feet
toward the City sidewalk fund prior to permit issuance.
5. Pursuant to Section 26.103(a) of the zoning regulations, the
Planning Commission approves two (2) driveways accessing a public
street.
6. 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. Details of the building mounted lights shall be
submitted and approved by the City Planner prior to permit
issuance.
7. For purposes of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed use will generate 5.9 vehicle trip ends during
the P.M. peak hour.
8. 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.
9. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of the new building.
10. Any change to the site plan shall require approval by the
South Burlington Planning Commission.
Chairman o ieiek
South Burlington Planning Commission
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Date
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