HomeMy WebLinkAboutSP-98-0000 - Decision - 0077 Ethan Allen DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Alpine Sprinkler, Inc. to construct an 8,400 square foot
warehouse building (7200 square feet on first level and 1200 square feet of mezzanine) on a 0.94 acre
lot, 77 Ethan Allen Drive.
On the13th day of October, 1998, the South Burlington Planning Commission approved the request
of Alpine Sprinkler, 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 the construction of an 8,400 square foot (7200 square feet on first level
and 1200 square feet of mezzanine) warehouse building on a 0.94 acre lot. A general office building
was approved on this lot on 2/26/91 which was never built.
2. This property located at 77 Ethan Allen Drive lies within the Mixed Industrial and Commercial
District. It is bounded on the east by an industrial building, on the west by a single-family home and
several commercial buildings, on the north by Ethan Allen Drive and on the south by Commerce
Avenue.
3. Access/circulation: Two (2) 24 foot curb cuts are proposed, one (1) on Ethan Allen Drive, and
one (1) on Commence Avenue resulting in two (2) driveways. Section 26.103(a) of the zoning
regulations states that "there shall be one driveway per lot" unless specifically approved by the
Planning Commission. Both driveways meet the minimum width requirement of 20 feet. Staff had
no problem with the two (2) driveways due to the lot fronting on two (2) low traffic generating
streets.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 17.6% (maximum allowed is 30%). Overall coverage
is 62.5% (maximum allowed is 70%). Front yard coverage along Ethan Allen Drive is 20.1% and
along Commerce Avenue is 28.3% (maximum allowed is 30%).
Setback requirements are met.
5. Landscaping: The minimum landscaping requirement, based on building costs, is $4500, which is
not being met. The proposed plantings which include Wayfaring Trees, Spirea, Lilac and Juniper are
$3535 short the requirement. Applicant sought a credit for existing mature landscaping and for the
White Pines which will be transplanted to the perimeter of the parking area.
6. Parking: A total of 15 spaces are required and nine (9) spaces including one (1) handicapped space
and a bike rack are being provided. This is a six (6) space or 40% shortfall. The applicant indicated
that the four (4) non -office employees report directly to the job site so parking is adequate for the
three (3) office employees.
7. Traffic: ITE estimates that this use will generate 6.2 vehicle trip ends (vte's) during the P.M. peak
hour. The 9/20/83 subdivision approval which created this lot required that a strip of land be
dedicated to the City to improve Ethan Allen Drive. This contribution exempted the applicant from
the road impact fee.
8. Sidewalk: Lots in this area have been contributing $15 per foot of frontage for sidewalk
construction. Staff recommended that this lot also make a contribution based on the Ethan Allen
Drive frontage.
9. Lighting: Exterior lighting will consist of six (6) 100 watt metal halide lamps mounted on the
building with downcasting shielded fixtures.
10. Sewer: The sewer allocation requested is 120 gpd (this includes the 20% reduction allowed by
the State). The applicant will be required to pay the per gallon fee prior to permit issuance.
1 I . Dum ster: A screened dumpster storage area is provided.
12. Other:
the applicant has designated on the plan an area to park a job trailer. This trailer will be
temporarily parked on this property between jobs. It is not intended for outside storage.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan
application of Alpine Sprinkler, Inc. to construct an 8,400 square foot warehouse building (7200
square feet on first level and 1200 square feet of mezzanine) on a 0.94 acre lot, 77 Ethan Allen Drive,
as depicted on a two (2) page set of plans, page one (1) entitled, "Alpine Sprinkler, Inc. 77 Ethan
Allen Drive 26 Commerce Avenue South Burlington, Vermont," prepared by Lamoureux &
Dickinson Consulting Engineers, Inc., dated 7/29/98, last revised 10/2/98, with the following
stipulations:
l . All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2. Pursuant to Section 26.103(a) of the zoning regulations, the Planning Commission specifically
approves two (2) driveways accessing the two (2) streets on which this property fronts.
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I Prior to issuance of a zoning permit, the applicant shall post a $4500 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. Pursuant to Section 26.105(a) of the zoning regulations, the Planning Commission grants a $3545
credit for existing landscaping.
5. The plan shall be revised prior to permit to show 15 parking spaces. Three copies of the revised
plan shall be submitted to the Director of Planning & Zoning prior to permit.
6. Prior to permit issuance, the applicant shall contribute $15 per foot of frontage along Ethan Allen
Drive for sidewalk construction.
7. The Planning Commission approves a sewer allocation of 120 gpd (this includes 20% reduction
allowed by the State). The applicant shall be required to pay the per gallon fee prior to permit
issuance.
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 the use of the new building.
10. Any change to the site plan shall require approval by the South Burlington Planning
Commission.
r'W/&U ,4'/z2---
Chairman or Clerk
South Burlington Planning Commission
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