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HomeMy WebLinkAboutSP-95-0000 - Decision - 0055 Green Mountain DriveFINDINGS OF FACT & DECISION STATE OF VERMONT _ ® 6 C)o COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Karhu USA, Inc. for conversion of a 16,552 square foot building currently used for general office and warehouse/storage and distribution to all general office use, 55 Green Mountain Drive. On the 24th of January, 1995, the South Burlington Planning Commission approved the request of Karhu USA, 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 converting 9,675 square feet of warehouse, storage and distribution space to office space in a building which currently has 6,877 square feet of office space resulting in the entire 16,552 square foot building being used for general office use. The last review of this site was on 11/29/94. 2. This property located at 55 Green Mountain Drive lies within the C2 District. It is bounded on the north by the access drive to the UVM Horticultural Farm, on the south by a retail building, on the east by the UVM Horticultural Farm and on the west by Green Mountain Drive. 3. Access/circulation: Access is provided by a 27 foot wide curb cut on Green Mountain Drive. No change proposed. Circulation is adequate. 4. Coverage/setbacks: Building coverage is 13.1% (maximum allowed is 30%). Overall coverage is 31% (maximum allowed is 70%). Front yard coverage is 13.5% (maximum allowed is 30%). Setback requirements are met. 5. Parking: A total of 66 parking spaces are required and 50 spaces including three (3) handicapped spaces are being provided. The 16 space shortfall is shown on the plan to be constructed in the future if determined to be necessary. It is the applicant's position that 50 spaces will be adequate. Based on parking information submitted by the applicant, it is the Planning Commission's opinion that 50 spaces will adequately serve the proposed use. If additional spaces are later determined to be necessary by the applicant, the applicant should construct the 16 additional spaces on the south end of the lot as shown on the plan, along with a pedestrian way leading from the new parking area to the building. The plan should be revised to show the six (6) angle spaces on the north side of the building changed to perpendicular spaces. A bike rack is provided as required under section 26.253(b) of the zoning regulations. 6. Landscaping: The minimum landscaping requirement, based on building costs, is $3000 which is not being met. The applicant is seeking a credit for the $3000 shortfall. Staff recommended that landscaping be added along the easterly boundary with the Horticultural Farm. 7. Sewer: The additional allocated needed will be 375 gpd. The applicant will be required to pay the per gallon fee prior to permit. 8. Traffic: ITE estimates that the proposed change from warehouse to office use will add 16.4 vte's. Applicant was made aware that he will have to pay a road impact fee of approximately $3300. 9. Lighting: Existing exterior lighting consists of the following: --- two (2) downcasting building mounted 250 watt metal halide fixtures. --- two (2) 70 watt pole mounted walkway lights. The pole mounted floodlight that was required to be replaced with a downcasting fixture or removed is still there. This condition should be met prior to permit issuance. 10. Dumpster: A screened dumpster storage area is being provided. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Karhu USA, Inc. for conversion of a 16,552 square foot building currently used for general office and warehouse/storage and distribution to all general office use, 55 Green Mountain Drive, as depicted on a plan entitled "KARHU USA Renovations, South Burlington, Vermont prepared by Peter Morris, Architect, dated Dec 22, 1994, last revised Jan 11, 1995, subject to the following stipulations: 1. Any previous approvals and stipulations affecting the subject property which are not superseded by this approval shall remain in effect. 2. The applicant shall post a landscape bond in an amount to be determined by the City Planner, not to exceed $3000, prior to issuance of a zoning permit. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 3. Any new exterior lighting or change in existing lighting shall consist of downcasting shielded fixtures so as not to cast light 2 beyond the property line. Any change in lighting shall be approved by the City Planner prior to installation. The 400 watt floodlight shall either be removed or replaced with a shielded downcasting fixture within two (2) weeks of approval. The City Planner shall approve any replacement light fixture prior to installation. 4. An additional sewer allocation of 375 gpd is approved. The applicant shall pay the per gallon fee prior to issuance of a zoning permit for the change in use. 5. The Planning Commission approves 50 parking spaces which represents a waiver of 16 spaces or 24%. Based on parking information submitted by the applicant, it is the commission's opinion that 50 spaces will adequately serve the proposed use. If additional spaces are later determined to be necessary by the applicant, the applicant shall construct the 16 additional spaces on the south end of the lot as shown on the plan, along with a pedestrian way leading from the new parking area to the building. The applicant shall be responsible for conducting monthly parking counts on the site for a period of one year after conversion of the warehouse space to office space. The Planning Commission shall review the counts after one year and determine whether or not the 16 space parking should be constructed. If determined to be necessary by the Planning Commission, the applicant shall construct the parking area. 6. The plan shall be revised prior to issuance of a zoning permit to show the changes listed below and shall require approval of the City Planner. Three (3) copies of the approved revised site plan shall be submitted to the City Planner prior to permit issuance. a) The site plan shall be revised to show pedestrian path linking the new parking area to the building. b) The site plan shall be revised show the six (6) angle spaces on the north side of the building changed to perpendicular spaces. c) The site plan shall be revised to show additional landscaping added along the easterly boundary with the Hort. Farm. 7. For purpose of calculating required road impact fees under the South Burlington Impact Fee Ordinance, the Planning Commission estimates that the proposed office expansion will generate 16.4 additional vehicle trip ends during the P.M. peak hour. 8. The applicant shall obtain a zoning permit within six (6) months or this approval is null and void. 3 9. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to use of the new office space. 10. Any change to the site plan shall require approval by the South Burlington Planning Commission. Chairman or Clerk South Burlington Planning Commission d Date 4