HomeMy WebLinkAboutSP-97-0001 - Decision - 0008 Harbor View RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Shelburne Plastics to
reapprove the construction of an 18,000 square foot addition to an
existing 15,840 square foot light manufacturing facility, 8 Harbor
View Road.�-
On the 27th day of May, 1997, the South Burlington Planning
Commission approved the request of Shelburne Plastics for site plan
review under Section 26.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of constructing an 18,000 square foot
addition to an existing 15,840 square foot light manufacturing
facility. This addition was approved on 3/19/96 but never
constructed. The applicant is requesting reapprovl of the same
project. The ZBA on June 9, 1997 will consider a request from the
applicant for a conditional use permit.
2. This property located at 8 Harbor View Road lies within the C2
District. It is bounded on the north by Harbor View Road,,on the
west by a commercial/industrial building, on the east by an
undeveloped lot and on the south by commercial buildings.
3. Access/circulation: Access is currently provided by a 32 foot
wide curb cut on Harbor View Road. The applicant is proposing a
second curb cut 30 feet in width. Section 26.103(a) of the zoning
regulations allows only one (1) ingress and egress curb cut per lot
unless specifically approved by the Planning Commission.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 30% (maximum allowed
is 30%). Overall coverage is 63.7% (maximum allowed is 70%).
Front yard coverage is 16.7% (maximum allowed is 30%).
Setback requirements will be met.
5. Parking: A total of 24 parking spaces are required and 30
spaces are being provided including two (2) handicapped spaces and
a bike rack.
6. Landscaping: The minimum landscaping requirement, based on
building costs, is $16,000 which is being met. Proposed plantings
include White Pine, Red Pine, Sugar Maple, Crabapple and Yew.
7. Traffic: This property is not located in the Traffic Overlay
District. ITE estimates that the current facility generates 11.9
vehicle trip ends (vte's) during the P.M. peak hour and 25.5 vte's
with the addition. This is a 13.6 vte increase. The applicant
claims no additional P.M. peak hour trip ends because the new
employees will be shift workers and the shift changes will not be
during the P.M. peak hour. It has been the general practice of the
Planning Commission to estimate trip ends based on square footage,
particularly because this manufacturer may leave and another
manufacturer take their place which operate differently. The
Commission, as part of the last approval, estimated that the
addition would generate 13.6 additional vte's. Staff recommended
that the estimation of traffic be based on ITE rates for square
footage. The applicant was made aware that the road impact fee
will be approximately $2200.
8. Phasing: The applicant proposes to construct this expansion in
five (5) phases and requests that the approval be for more than the
normal six month period. The Planning Commission may grant a
longer period of approval for multi -phase development pursuant to
Section 27.302 of the zoning regulations. The Commission, as part
of the last approval, required that a permit be obtained for the
first phase within six (6) months. The permit for the remaining
phases had to be obtained within three (3) years.
9. Sewer: The additional sewer allocation needed is 285 gpd. The
applicant will be required to pay the per gallon fee prior to
permit issuance.
10. Dumpster: The dumpster storage area will be screened.
11. Bartlett Brook Watershed Protection Overlay District: This
property is located within the Bartlett Brook Watershed Protection
Overlay District. The proposed development will convert more than
15,000 square feet of undeveloped land to developed land and is
therefore subject to the provisions of the overlay district. This
plan should be revised to incorporate the recommendations of the
stormwater runoff analysis prepared by Nelson, Heindel & Noyes.
12. Lighting: Proposed exterior lighting will consist of four (4)
250 watt metal halide lamps with downcasting and shielded fixtures
mounted on the building.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Shelburne Plastics
to construct an 18,000 square foot addition to an existing 15,840
square foot light manufacturing facility, 8 Harbor View Road, as
depicted in a two (2) page set of plans, page one (1) entitled
"Shelburne Plastics, Lots 4 & 5, Bartlett Property, Harbor View
Road, South Burlington, Vermont," prepared by Krebs & Lansing
Consulting Engineers, Inc., dated March 5, 1996, last revised March
13, 1996, with the following stipulations:
1) All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2) For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed expansion will generate 13.6 additional
vehicle trip ends during the P.M. peak hour.
3) The Planning Commission reapproves an additional sewer
allocation of 285 gpd. The applicant shall pay the per gallon fee
prior to permit issuance.
4) The applicant shall post a $16,000 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.
5) Any new exterior lighting shall consist of 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.
6) Pursuant to Section 26.103(a) of the zoning regulations, the
Planning Commission approves a second curb cut on Harbor View Road.
7) Prior to issuance, issuance, the applicant shall revise the
plan, to incorporate all recommendations made by Nelson, Heindel &
Noyes and approved by the City Engineer.
8) Pursuant to Section 27.302 of the zoning regulations, the
applicant shall obtain a zoning permit for the first phase(s) of
the expansion within six (6) months or this approval is null and
void. A zoning permit(s) for the remaining phases shall be
obtained within three (3) years, or the approval for the remaining
phases shall be null and void.
9) The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to use
of the expanded area.
10) Any change to the site plan shall require approval by the
South Burlington Planning Commission.
Chairmanlor Clerk
South Burlington Planning Commission
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