HomeMy WebLinkAboutSP-96-0000 - Decision - 0063 Ethan Allen DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT �)T - ` 6
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Berard Construction Company,
Inc. to construct a 13,650 square foot light manufacturing building
on a 1.2 acre parcel, 63 Ethan Allen Drive.
On the loth day of September, 1996, the South Burlington Planning
Commission approved the request of Berard Construction Company,
Inc. for site plan review under Section 26.10 of the South
Burlington Zoning Regulations based on the following findings:
1. This project consists of constructing a 13,650 square foot
light manufacturing building on a 1.05 acre lot. The ZBA on
8/26/96 granted the applicant a use variance to allow a portion of
the parking area within the Floodplain Overlay District.
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 36 foot curb
cut and a 28 foot curb cut on Ethan Allen Drive. 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. Staff recommended that the curb
cut closest to Commerce Avenue not be used for loading.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 29.9% (maximum allowed
is 30%). Overall coverage is 65.3% (maximum allowed is (70%).
Front yard coverage along Ethan Allen Drive is 27% and along
Commerce Avenue is 0% (maximum allowed is 30%).
Setback requirements are met.
5. Landscaping: The minimum landscaping requirement, based on
building costs, is $9760 which is being met. Plantings include Red
Maple, Red Cedar, Dogwood, Yew and Juniper.
6. Parking: A total of 14 spaces are required and 26 spaces are
proposed. The plan should be revised to show one (1) handicapped
space. A bike rack is being provided as required.
1
7. Sewer: The sewer allocation needed for this project is 240
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
10.3 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 the building.
11. Lighting: Exterior lighting will consist of seven (7)
building mounted 175 watt metal halide lamps with downcasting
shielded fixtures.
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 ZBA on 8/26/96 granted the
applicant a use variance to allow the parking area to be located
within the Floodplain Overlay District. The boundaries of this
district should be shown on the plan.
13. Other:
--- the plan should be revised to include a north arrow.
DECISON & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Berard
Construction Company, Inc., to construct a 13,650 square foot light
manufacturing building on a 1.2 acre parcel, 63 Ethan Allen Drive,
as depicted on a two (2) page set of plans, page one (1) entitled
"Light Manufacturing Building, Berard Construction Co., 63 Ethan
Allen Drive, South Burlington, Vermont," prepared by J.G.
Architects, Inc., dated 7/11/96, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plans shall be revised to show the changes below and shall
require approval of the City Planner. Three (3) copies of the
approved revised plans shall be submitted to the City Planner prior
to permit issuance.
a) The site plan shall be revised to show one (1) handicapped
space.
b) The site plan shall be revised to show the boundaries of
the Floodplain Overlay District.
c) The site plan and landscape plan shall be revised to
include a north arrow.
3. The Commission grants a sewer allocation of 240 gpd. The
applicant shall pay the per gallon fee prior to issuance of a
zoning permit.
4. Prior to issuance of a zoning permit, the applicant shall post
a $9760 landscape bond. The bond shall remain in effect for three
years to assure that the landscaping takes root and has a good
chance of surviving.
5. The applicant shall contribute $15 per linear frontage feet
toward the City sidewalk fund prior to permit issuance.
6. Pursuant to Section 26.103(a) of the zoning regulations, the
Planning Commission approves two (2) driveways accessing a public
street.
7. 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.
8. For purposes of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed use will generate 10.3 vehicle trip ends during
the P.M. peak hour.
9. The curb cut located closest to Commerce Avenue shall not be
used for loading or unloading actvities.
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 prior to
occupancy of the new building.
12. Any change to the site plan shall require approval by the
South Burlington Planning Commission.
Chairm n -6r r
South Burlington Planning Commission
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Date