HomeMy WebLinkAboutSP-96-0000 - Decision - 0001 Green Tree DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT J` /�7 _
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Paul Mergens to amend a site
plan approved on 4/9/96 to construct a 15,000 square foot building
for warehouse use. The amendment consists of: 1) adding 6,000
square feet of mezzanine space for a total of 21,000 square feet of
floor area, and 2) approval to use the building for warehouse
and/or light manufacturing, 1 Green Tree Drive.
On the 28th day of January, 1997, the South Burlington Planning
Commission approved the request of Paul Mergens 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 site plan previously
approved on 4/9/96 to construct a 15,000 square foot building for
warehouse use. The amendment consists of: 1) adding 6,000 square
feet of mezzanine space for a total of 21,000 square feet of floor
area, and 2) approval to use the building for warehouse and/or
light manufacturing. Approval for the multiple use must be
obtained from the ZBA.
2. The applicant is requesting to use the building for any of the
permitted and conditional uses listed below. This request is being
made with the provision that all the uses would not require more
than 46 parking spaces, would not generate more than 15.7 vehicle
trip ends during the P.M. peak hour and would not use more than 450
gpd of sewer allocation. The reason for this request is so the
applicant can have the flexibility of changing tenants whose uses
fall within the approved traffic, parking and sewer limits without
having to return to the Planning Commission each time. When a use
is to be changed, the applicant would contact the City Planner and
he would review the existing uses and the proposed use to make
certain that it does not exceed the upper limits approved by the
Planning Commission.
3. Use approved is as follows:
Permitted uses:
15.107 Warehousing, storage and distribution facilities
Use requested is as follows:
Permitted uses:
15.103 Light manufacturing
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4. This property located at 1 Green Tree Drive lies within the IC
District. It is bounded on the north by a vacant lot, on the west
by Resolution, Inc., on the south by Gregory Drive and on the east
by Green Tree Drive.
5. Access/circulation: Access will be via two (2) 24 foot ingress
and egress curb cuts, one (1) on Gregory Drive and one (1) on Green
Tree Drive. No changes proposed.
Circulation on the site is adequate.
6. Coverage/setbacks: Building coverage is 18.6% (maximum allowed
is 30%). Overall coverage is 67.1% (maximum allowed is 70%).
Front yard coverage along Gregory Drive is 24.2% and along Green
Tree Drive is 13.9% (maximum allowed is 30%).
Setback requirements are met.
7. Parking: Based on existing and anticipated tenants, a total of
31 parking spaces are required. 46 spaces including three (3)
handicapped spaces are being provided. A bike rack is being
provided as required under Section 26.253(b) of the zoning
regulations.
8. Landscaping: The minimum landscaping requirement, based on
building costs, is $1800 which is not being met. Plan should be
revised to meet the minimum landscaping requirement.
9. Traffic: ITE estimates that the current building generates
11.1 vehicle trip ends (vte's) during the P.M. peak hour. The
proposed additional space is estimated to generate 4.6 additional
vte's for a total of 15.7 vte's. The applicant was made aware that
the road impact fee will be approximately $700.
10. Lighting: Exterior lighting will consist of the following:
--- five (5) 250 watt metal halide lamps with downcasting and
shielded fixtures mounted on 20 foot poles.
--- four (4) 175 watt metal halide lamps mounted on the building
with downcasting and shielded fixtures.
--- three (3) 70 watt metal halide lamps mounted on the building
with downcasting shielded fixtures.
11. Sewer: The additional sewer allocation needed is 225 gpd.
The applicant will be required to pay the per gallon fee prior to
permit issuance.
12. Dumpster: A screened dumpster is provided at the rear of the
building.
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Paul Mergens to
amend a site plan approved on 4/9/96 to construct a 15,000 square
foot building for warehouse use. The amendment consists of: 1)
adding 6,000 square feet of mezzanine space for a total of 21,000
square feet of floor area, and 2) approval to use the building for
warehouse and/or light manufacturing, 1 Green Tree Drive, as
depicted on a two ( 2 ) page set of plans, page one (1) entitled,
"Lot 3 Green Tree Park, Gregory Drive, So. Burlington, VT,"
prepared by Trudell Consulting Engineers, Inc., dated 2/14/96, last
revised 4/11/96, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. This approval is for the following uses which are currently
allowed in the IC District: Permitted uses: Light manufacturing;
warehousing, storage and distribution facilities.
3. This approval is conditioned on a maximum of 46 parking spaces,
15.7 P.M. peak hour trip ends, and 450 gpd of sewer.
4. The applicant shall obtain approval from the City Planner prior
to the change of any tenant in the building. The City Planner
shall approve the proposed new tenant only if the proposed use fits
within the limitations established in stipulation #3 above. In
making his determination, the City Planner shall utilize the
parking standards contained in Appendix A in the Zoning
Regulations, and trip generation rates contained in the I.T.E. Trip
Generation Manual, and sewer flow quantities used by the Vermont
Agency of Natural Resources. If a use is proposed which does not
fit clearly within any of these standards, or if a shared parking
concept is proposed in order to meet the parking limit, the
applicant shall obtain approval from the Planning Commission for
the proposed use.
5. Any new exterior lighting shall consist of downcasting shielded
fixtures so as not to cast light beyond the property line. Any
changes in lighting shall be approved by the City Planner prior to
installation.
6. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed uses will generate 4.6 additional vehicle trip
ends during the P.M. peak hour.
7. The Planning Commission approves 225 gpd of additional sewer
allocation for a total allocation of 450 gpd. The applicant shall
pay the per gallon fee prior to permit issuance.
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B. The plan shall be revised to show the changes listed below and
shall require approval of the City Planner. Three (3) copies of
the approved revised plan shall be submitted to the City Planner
prior to permit issuance.
a) The site plan shall be revised to add $1800 of the
landscaping to meet the minimum landscaping requirement.
9. The applicant shall post a $1800 landscape bond 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.
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 mezzanine space.
12. Any change to the site plan shall require approval by the
South Burlington Planning Commission.
,�,/Jt.PChairman or Clerk
South Burlington Planning Commission
a.1i1?
Date
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