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HomeMy WebLinkAboutSP-90-0000 - Decision - 0437 Lime Kiln RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Paul Adams of P.G. Adams, Inc. for construction of a 12,000 square foot building for whole- sale, warehouse and distribution use, Airport Parkway. On the 16th of October 1990, the South Burlington Planning Commission approved the above referenced site plan under Section 19.10 of the South Burlington Zoning Regulations based upon the following finding : 1. Paul Adams is proposing to construct a 12,000 square foot building on a 2.42 acre parcel on Airport Parkway. The proposed use is for wholesale, storage and distribution warehousing. The property is zoned Mixed Industrial and Commercial. It is bounded on the north by property owned by Ray Unsworth which is proposed to be rezoned to residential. The property to the east and south is presently undeveloped. To the west are several small busi- nesses including an auto body shop and a video store. 2. Access: Access to the property would be via an existing 30 foot right-of-way from Airport Parkway. The paved drive over this r.o.w. would be 24 feet in width. This right-of-way also serves as the access to the body shop. 3. Parking/Circulation: 26 parking spaces are required and 29 spaces are shown including one (1) handicapped space. Size of parking spaces and dimensions of aisles and access drives meets minimum requirements. Since the plans shows 3 parking spaces above the requirements, it is suggested that the easterly parking area be reduced in size to move it away from the side lot line as it is proposed to be only two (2) feet from the boundary and also to move it away from the edge of the bank. Circulation of on -site traffic does not appear to pose any prob- lems. 4. Landscaping: The minimum landscaping requirement for this pr03ect is $7200. The proposed landscaping is short $1587 worth of plantings. The planting plan includes sugar maple, white pine and 2 types of viburnum. 5. Setbacks/Coverage: The building coverage is proposed to be 10.9% (maximum allowed is 30%). The total lot coverage is pro- posed to be 38.2% (maximum allowed is 70%). Only 20% of the required front yard will be used for driveways and parking (maximum allowed is 30%). The proposed building will meet all required setbacks. 6. Lighting: A total of seven (7) parking/roadway lights are proposed. Each light will be 175 watt metal halides type FM rectangular one way cutoff luminaire on a 20 foot steel pole. 7. Traffic: This property is not within any Traffic Overlay zone. The applicant estimates the average daily traffic to be 84 with an A.M. peak of 20 and a P.M. peak of 12. The applicant must pay $880.00 towards his share of the required improvements to the Airport Parkway/Ethan Allen Drive intersection. This fee was placed on the original 21 lot subdivision approval. 8. Sewer: The property will be served by on -site sewer. The State will have to review and approve the on -site system. 9. This is a mixed use development which would require a condi- tional use permit from the Zoning Board of Adjustment. 10. The Natural Resources Committee has reviewed this project and expressed some concerns and has made some recommendations. They include the following: a. The parking lot is very close to the edge of the steep em- bankment. Slumping under the weight of parked vehicles is very likely, as seen elsewhere in the City. We suggest that the parking area, particularly the one space that partially overhangs the slope, be trimmed back. b. The northern boundary of the property is alongside a proposed residential area. A row of vegetation along this border, such as the cedar that seems to grow so well in this area, would be very helpful in screening this structure from view. C. As with all projects, erosion control is a major concern. With the steep banks here it is especially important. We suggest covering the exposed slopes with a jute mat as soon as possible, and sowing a rapidly growing seed mix for protective vegetation. DECISION & CONDITIONS Based upon the above findings, the South Burlington Planning Commission approves the site plan application of Paul Adams of P.G. Adams, Inc., for construction of a 12,000 square foot build- ing for wholesale, warehouse, distribution use as depicted on a three page set of plans, page one entitled, "Ethan Allen Farms, Lot 42, South Burlington, Vermont, Site and Utilities Plan,," prepared by Fitzpatrick -Llewellyn, Inc. and dated August, 1990 with the following stipulations: 1. The applicant shall post prior to permit a $7,100, 3-year landscaping bond. The plan shall be revised to show a cedar hedge on the northside of the building. 2. The plan shall also be revised prior to permit to show the following: a) The rear parking area reduced in size and moved further away from the edge of the bank and the northerly property line. b) The sewer easement for the line serving Colchester if the easement goes over the subject property. c) A drainage inlet and piping near the intersection of the access road and Airport Parkway if recommended by the City Engi- neer. 3. The applicant shall contribute $880 toward long range im- provements to the Airport Parkway /Ethan Allen Drive/Shamrock Road intersection. This fee shall be paid prior to issuance of a zoning permit. 4. The Planning Commission notes that the application for this project was filed after an initial public notice by the Planning Commission of a Zoning Ordinance amendment that would increase the setback requirements along the northerly boundary of the subject property from 15 feet to 65 feet. Therefore, this approval is granted subject to compliance with the requirements of 24 V.S.A. Section 4443(c), if the Administrative Officer finds them applicable. 5. The gravel parking lot shall not be paved without approval from the Planning Commission. 6. An erosion control plan shall be submitted prior to permit. 7. The zoning permit shall be obtained within 6 months or this approval is null and void. ./ a Chail-man' or Clerk South Burlington Planning Commission