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HomeMy WebLinkAboutSP-96-0000 - Decision - 0002 Green Tree DriveFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Jeff Nick to increase the size of a multi -use commercial/industrial building from 6465 square feet to 7080 square feet. The uses will consist of 2775 square feet of general office use and 4305 square feet of warehouse/distribution use, 1 Green Tree Drive. On the 30th day of July, 1996, the South Burlington Planning Commission approved the request of Jeff Nick for site plan review under Section 26.10 of the South Burlington Zoning Regulations based on the following findings: 1. This project consists of increasing the size of a multi -use commercial/industrial building from 6465 square feet to 7080 square feet. The uses will consist of 2775 square feet of general office use and 4305 square feet of warehouse/distribution use. This building has not yet been constructed and was approved on 10/10/95. The ZBA granted a conditional use permit on 10 / 23 / 95 . 2. This property located at 2 Green Tree Drive lies within the IC District. It is bounded on the north by a vacant lot, on the east by an industrial building, on the west by Green Tree Drive and on the south by Gregory Drive. 3. Access/circulation: Two (2) 24 foot wide curb cuts are proposed, one on Green Tree Drive and one on Gregory Drive. Section 26.103(a) of the zoning regulations states that "unless specifically approved by the Planning Commission there shall be one driveway per lot." The Commission, as part of its 10/10/95 approval, approved the two (2) curb cuts in the event that the tenant for the non -office space requires a truck loading/unloading area. The prospective tenant for this space does require a truck loading/unloading area. A condition of the earlier approval was that the applicant be responsible for installing "Exit Only" signs at the Gregory Drive access. This is shown on the site plan. Circulation is adequate. 4. Coverage/setbacks: Building coverage is 14.7% (maximum allowed is 30%) . Overall coverage is 58.6% (maximum allowed is 70%) . Front yard coverage along Gregory Drive is 17.7% and front yard coverage along Green Tree Drive is 29.4% (maximum allowed is 30%) . Setback requirements will be met. 5. Parking: A total of 28 parking spaces are required and 44 spaces including three (3) handicapped spaces are available. A bike rack will be provided as required under Section 26.253(b) of the zoning regulations. 6. Landscaping: The minimum landscaping requirement, based on building costs, is $6,900 which is not being met. Plantings proposed are $1900 short of the requirement. Plan should be revised to meet the minimum landscaping requirement. 1 Plantings will include Yew, Juniper, Spruce, Pine and Crabapple. 7. Traffic: ITE estimates that the proposed uses will generate 16.4 vte's during the P.M. peak hour. The applicant was made aware that the road impact fee will be approximately $3300. 8. Sewer: The sewer allocation needed for this project is 450 gpd. The applicant will be required to pay the per gallon fee prior to permit issuance. 9. Sidewalk: Sidewalks currently exists along both Gregory Drive and Green Tree Drive. No additional sidewalks required. 10. Lighting: Exterior lighting will consist of four (4) 150 watt wall mounted high pressure sodium lamps. The lights do not appear to be completely downcasting and shielded. The lights along Gregory Drive and Green Tree Drive should be replaced with fixtures that are a true downcasting shielded fixture instead of the typical wall pack type fixture. 11. Other: --- indicate type of fence to be used to screen dumpster. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Jeff Nick to increase the size of a multi -use commercial/industrial building from 6465 square feet to 7080 square feet. The uses will consist of 2775 square feet of general office use and 4305 square feet of warehouse/distribution use, 1 Green Tree Drive, as depicted on a site plan entitled "Lot 9 Green Tree Park Gregory Drive South Burlington, VT .", prepared by Trudell Consulting Engineers, Inc. dated 10/10/95, last revised 7/10/96, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. A $6, 900 landscape bond shall be posted prior to issuance of a zoning permit to cover the cost of the new landscaping. 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. 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 plan shall be submitted to the City Planner prior to permit issuance. a) The plan shall be revised to provide additional landscaping to meet the minimum landscaping requirement. b) The plan shall be revised to note the type of fence to be used to screen the dumpster. 2 c) The plan shall be revised to show the Maple tree along Gregory Drive relocated to the east in order to accommodate the proposed driveway. 4. All exterior lighting shall be downcasting and shielded and shall not cast light beyond the property line. Any change in existing lighting or new lighting shall be approved by the City Planner prior to installation. The lights proposed along Gregory Drive and Green Tree Drive shall be replaced with fixtures that are more shielded as approved by the City Planner. 5. Given the nature of the street and proposed use on the property, the Planning Commission, pursuant to Section 26.103 (a) of the zoning regulations, approves two curb cuts for the lot. It is the Commission's opinion that the additional curb cut will better facilitate traffic circulation on the site for a truck loading/unloading area required by the tenant of the 4305 square foot space. 6. A sewer allocation of 450 gpd is approved. The applicant shall be required to pay the per gallon fee prior to permit issuance. 7. For the purpose of calculating required road impact fees under the South Burlington Impact Fee Ordinance, the Planning Commission estimates that the proposed uses will generate 16.4 vehicle trip ends during the P.M. peak hour. 8. The applicant shall be responsible for installing "Exit Only" signs at the Gregory Drive access. Final location shall be approved by the City Planner. 9. 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. 10. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the building. 11. Any physical changes to the plan shall require the approval of the Planning Commission. Chairman or Clerk South Burlington Planning Commission Date 3