HomeMy WebLinkAboutSP-97-0000 - Decision - 0021 Gregory DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT D vD�
COUNTY OF CHITTENDEN 5�`
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Investors Corporation of VT to
amend a previously approved site plan for a 38,137 square foot
building consisting of 15,000 square feet of general office use and
23,137 square feet of light manufacturing/research and
development/warehouse use. The amendment is to convert the
building to: 1) 2100 square feet of retail use, 2)21,037 square
feet of light manufacturing/research and development/warehouse use,
and 3) 15,000 square feet of general office use, 21 Gregory Drive.
On the 1lth day of November, 1997, the South Burlington Planning
Commission approved the request of Investors Corporation of VT 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 plan previously approved on
1/24/95 for a 38,137 square foot building consisting of 15,000
square feet of general office use and 23,137 square feet of light
manufacturing/research and development/warehouse use. The
amendment is to convert the building to: 1) 2100 square feet of
retail use, 2) 21,037 square feet of light manufacturing/research
and development/warehouse use, and 3) 15,000 square feet of general
office use. The change in use for which approval is being sought
has already taken place.
2. This property located at 21 Gregory Drive (lot #1 Green Tree
Park) lies within the I-C District. It is bounded on the north by
light manufacturing (Resolution, Inc.), on the east by Gregory
Drive and on the south and west by Shunpike Road.
3. Access/circulation: Access is provided via a 30 foot curb cut
on Gregory Drive. No change proposed.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 25% (maximum allowed
is 30%). Overall coverage is 63.1% (maximum allowed is 70%).
Front yard coverage along Gregory Drive is 11% (maximum allowed is
30%). Front yard coverage along Shunpike Road (south boundary) is
35.4% and along Shunpike Road (west boundary) is 0%. The front
yard coverage information along the two (2) legs of Shunpike Road
was not calculated for the earlier approval because prior to the
zoning update it was not clear whether these were front yards. The
new zoning now considers these areas as front yards.
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5. Landscaping: The minimum landscaping requirement, based on
building costs, is $540 which is not being met. Applicant
requested a credit for existing landscaping. There have been some
changes to the landscaping plan which apparently were approved by
the Zoning Administrator. The plan should be revised to accurately
reflect the "As -Built" landscaping on the site.
6. Parking: A total of 114 spaces are required and 111 spaces
including five (5) handicapped spaces and a bike rack are provided.
This represents a three (3) space or a 2.6% shortfall. The
applicant was not able to justify this shortfall.
7. Traffic: ITE estimates that the current uses generate 68.6
vehicle trip ends (vte's) during the P.M. peak hour and the
proposed uses to generate 76.6 vte' s . This is an eight ( 8 ) vte
increase. The applicant was made aware that the road impact fee is
$0.
8. Dumpster: The dumpster storage area is not screened as
previously required.
DECISION & CONDITIONS
Based on the above Findings of Fact, thee South Burlington Planning
Commission approves the site plan ste plan application of Investors
Corporation of VT to amend a previously approved site plan for a
38,137 square foot building consisting of 15,00.0 square feet of
general office use and 23, 137 square feet of light
manufacturing/research and development/warehouse use. The
amendment is to convert the building to: 1) 2100 square feet of
retail use, 2) 21,037 square feet of light manufacturing/research
and development/warehouse use, and 3) 15,000 square feet of general
office use, as depicted on a plan entitled "Project: 1 Green Tree
Park, S. Burlington, VT.," prepared by Robert Ste. Marie Architect,
dated 11/15/93, last revised 2/8/95, with the following
stipulations:
1) All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2) Any exterior lighting or changes to existing exterior lighting
shall consist of downcasting shielded fixtures. Any change to
approved lights shall require approval of the City Planner prior to
installation.
3) For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the changes in use will generate eight (8) additional vehicle
trip ends during the P.M. peak hour.
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4) The plan shall be revised prior to issuance of a zoning permit
to show the changes listed below. The revised plan shall require
approval by the City Planner.
a) The plan shall be revised to accurately reflect the "as -
built" landscaping on the site.
b) The plan shall be revised to show 3 additional parking
spaces.
c) The plan shall be revised to show $540 of additonal
landscaping.
5) The dumpster storage area shall be screened prior to issuance
of a Certificate of Occupancy/Compliance for the new use.
6) The applicant shall obtain a zoning permit for the change in
use within six (6) months or this approval is null and void.
7) The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to the
use of the new retail/warehousing space.
Chairman or Clerk
South Burlington Planning Commission
Late
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