HomeMy WebLinkAboutSP-96-0000 - Decision - 0085 0087 Ethan Allen DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Berard Construction Company,
Inc. to amend a previously approved site plan for a 10,360 square
foot light manufacturing building. The amendments consist of: 1)
razing a 380 square foot portion of the building, and 2)
constructing a 2220 square foot addition for a total square footage
of 12,200 square feet, 87 Ethan Allen Drive.
On the 12th day of November, 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 amending a previously approved site
plan for a 10,360 square foot light manufacturing building. The
amendment consists of: 1) razing a 380 square foot portion of the
building, and 2) constructing a 2220 square foot addition for a
total square footage of 12,200 square feet. This building was
originally approved on 6/14/88.
2. This property located at 87 Ethan Allen Drive lies within the
IC District. It is bounded on the north and south by industrial
buildings, on the west by Ethan Allen Drive and on the east by
Commerce Avenue.
3. Access/circulation: Access is by a 32 foot curb cut on Ethan
Allen Drive and a 25 foot curb cut on Commerce Avenue. No changes
proposed.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 29.9% (maximum allowed
is 30%). Overall coverage is 62.1% (maximum allowed is 70%).
Front yard coverage along Commerce Avenue was increased from 20.8%
to 34% (maximum allowed is 30%). This increase in front yard
coverage was never approved. Plan should be revised to reduce
coverage to meet the 30% limitation. Front yard coverage along
Ethan Allen Drive is 31.6% (maximum allowed is 30%). This coverage
is exceeded due to widening of Ethan Allen Drive.
Setback requirements are met.
6. Parking: A total of six (6) parking spaces are required and 11
spaces including one (1) handicapped space are being provided. A
bike rack will be provided as required under Section 26.253(b) of
the zoning regulations.
7. Landscaping: The minimum landscaping requirement, based on
building costs, is $2700 which is being met. Proposed plantings
include Sugar Maples and a cedar hedge. The plan should be revised
to indicate the species, quantity and size of the cedar shrubs.
8. Sewer: No additional sewer allocation needed.
9. Traffic: ITE estimates that the current facility generates 7.8
vehicle trip ends (vte's) during the P.M. peak hour and with the
addition to generate 9.2 vte's for a 1.4 vte increase. The
applicant should be aware that the road impact fee will be
approximately $20.00.
10. Dumpster: The dumpster will be screened by a cedar hedge.
11. Lighting: No additional lighting proposed. Two (2) existing
building mounted lights will be relocated to the addition.
12. Other:
--- plan should include the property's street address.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Berard
Construction Company, Inc., to amend a previously approved site
plan for a 10,360 square foot light manufacturing building. The
amendments consist of: 1) razing a 380 square foot portion of the
building, and 2) constructing a 2220 square foot addition for a
total square footage of 12,200 square feet, 87 Ethan Allen Drive,
as depicted on a plan entitled, "Addition to the Top Shop Ethan
Allen Drive," prepared by J.G. Architects, Inc, last revised
10/30/96 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 indicate the species,
quantity and size of the proposed cedar shrubs.
b) The site plan shall be revised to include the property's
street address.
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c) The plan shall be revised to reduce the front yard
coverage along Commerce Avenue so as not to exceed the 30%
front yard coverage limitation.
3. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed expansion will generate 1.4 additional vehicle
trip ends during the P.M. peak hour.
4. Any 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.
5. 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.
6. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to use
of the addition.
7. Any change to the site plan shall require approval by the South
Burlington Planning Commission.
Chair h1 or Clerk
South Burlington Planning Commission
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