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HomeMy WebLinkAboutSP-97-0000 - Decision - 0005 Holmes RoadFINDINGS OF FACT & DECISION STATE OF VERMONT S �� -- �7, co o a COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Farrell Distributing Corporation to: 1) construct a 5,808 2-story addition with 300 square foot vestibule, 2) construct a 640 square foot addition, and 3) construct a 5665 square foot addition to an existing warehouse/distribution facility, 5 Holmes Road. On the llth day of February, 1997, the South Burlington Planning Commission approved the request of Farrell Distributing Corporation for site plan review under Section 26.10 of the South Burlington Zoning Regulations based on the following findings: 1. This project consists of: 1) constructing a 5,808 2-story addition with 300 square foot vestibule, 2) a 640 square foot addition, and 3) a 5665 square foot addition to an existing warehouse/distribution facility. The last review of this property by the Commission was on 8/11/87. The ZBA on 2/10/97 approved a request from the applicant for a use variance to expand this facility which is a nonconforming use in the district. 2. This property located at 5 Holmes Road lies within the C1 District. It is bounded on the north by undeveloped land, on the west by Vermont Railroad r . o . w . , on the south by Holmes Road, and on the east by Fire Station #2, an auto dealership and Lakewood Commons. 3. Access/circulation: Access is provided by a 40 foot curb cut on Holmes Road. No change proposed. Circulation is adequate. 4. Coverage/setbacks: Building coverage is 26 % (maximum allowed is 30%) . Overall coverage is 55% (maximum allowed is 70%) . Front yard coverage is 9.4%. Setback requirements will be met. 5. Parking: A total of 138 parking spaces are required and 135 spaces including five (5) handicapped spaces and a bike rack are provided. 6. Landscaping: The minimum landscaping requirement, based on building costs, is $10,500 which is not being met. Proposed landscaping is $4700 short of the requirement. Staff recommended that the plan be revised to meet the minimum landscaping requirement. 7. Traffic: This property is located in Traffic Overlay Zone 4 which would allow this property to generate a maximum of 450 vehicle trip ends (vte's) during the P.M. peak hour. ITE estimates that the current facility generates 147 vte's during the P.M. peak hour and with the additions to generate 153 vte's. This represents a 6 vte increase. The applicant was made aware that the road impact fee is $0. 8. Recreation path: The Recreation Path Committee reviewed the site plan and submitted comments. They would like a 20 foot recreation path easement along the westside of the property either within or next to the railroad r.o.w. 9. Sewer: The sewer allocation requested is 3000 gpd for a wash bay to be constructed within the existing garage facility. There is currently no sewer allocation available at the Bartlett Bay Wastewater Treatment Facility. The applicant's request will be placed on a waiting list until such time as allocation becomes available. 10. Lighting: Additional exterior lighting will consist of the following: --- one (1) 250 watt metal halide lamp with a downcasting shielded fixture mounted on a 16 foot pole. --- three (3) 400 watt metal halide flood lights mounted on 14 foot poles. 11. The proposed flood lights are not acceptable since they do not comply with Section 26.105(e) of the zoning regulations which require that "exterior lighting shall be down -casting and properly shielded so as not to cast light beyond the property line. " Staff recommended that pole lights be added to the site which have downcasting shielded fixtures to provide the additional amount of illumination desired. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Farrell Distributing Corporation to: 1) construct a 5,808 2-story addition with 300 square foot vestibule, 2) construct a 640 square foot addition, and 3) construct a 5665 square foot addition to an existing warehouse/distribution facility, as depicted on a plan entitled, "Farrell Distributing Corporation 1020 Hinesburg Road, South Burlington, Vermont," prepared by Wiemann -Lamphere Architects, Inc, dated 2/6/97, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2 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 increase the amount of landscaping to meet the minimum landscaping requirement. b) The site plan shall be revised to eliminate the proposed flood lights. 3. The applicant shall post a $10,500 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. 4. For the purpose of calculating required road impact fees under the South Burlington Impact Fee Ordinance, the Planning Commission estimates that the proposed additions will generate six (6) additional vehicle trip ends during the P.M. peak hour. 5. Pursuant to Section 26.256(b) of the zoning regulations, the Commission waives three (3) parking spaces. 6. A sewer allocation of 3000 gpd is approved. The applicant shall pay the per gallon fee prior to issuance of a zoning permit. There is currently no sewer allocation available at the Bartlett Bay Wastewater Treatment Facility. The allocation requested shall be placed on a waiting list until such time as allocation becomes available. The wash bay shall not be installed until such time as sewer allocation is available. 7. The proposed flood lights are not approved. Pursuant to Section 26.105(e) of the zoning regulations, all 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. 8. 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. 9. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the additions. 10. Any change to the site plan shall require approval by the South Burlington Planning Commission. Chairman 6r Cler South Burlington Planning Commission , Z 515'7 Dat 3