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Bristol Works ZBA Permit

Bristol Works ZBA Permit

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Published by addisonindependent
The Bristol Zoning Board of Adjustment's decision to issue the Bristol Works business campus a comprehensive conditional use permit.
The Bristol Zoning Board of Adjustment's decision to issue the Bristol Works business campus a comprehensive conditional use permit.

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Categories:Types, Letters
Published by: addisonindependent on Oct 27, 2011
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10/27/2011

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TOWN OF BRISTOLZONING BOARD OF ADJUSTMENTBRISTOL WORKS!, LLC CONDITIONAL USE DECISIONAPPLICATION #11-49, ALL PHASESBristol Works!, LLC appeared before the Bristol Zoning Board of Adjustment (ZBA)with Application #11-49 at the following hearings:--on August 23, 2011
The members of the ZBA present for the hearing of August 23, 2011were: Kevin Brown - Chairman, Brenda TiIlberg, Paul Jackman, Bob Stetson, Peter Grant,Ron Kowalski, Carol Clauss, and Ted Desmond--on September 13, 2011: Kevin Brown - Chairman, Brenda TiIlberg, Paul Jackman, BobStetson, Peter Grant, Ron Kowalski.--on October 11, 2011: Kevin Brown - Chairman, Brenda TiIlberg, Paul Jackman, BobStetson, Peter Grant, Carol Clauss, and Ted Desmond.Kevin Harper, David Blittersdorf, Kim Smith, and Robert Fuller were sworn in at the outsetof the hearings prior to providing testimony.Bristol Works!, LLC seeks conditional use approval for the development of its 5.5+/- acre property located at 72 and 74 Munsill Ave in Bristol for the following
1.
 
Adding new entrances, re-arranging the parking areas, walkways and sidewalks.Existing building footprints will not change and there will be no increase in non-conforming structures.2.
 
Using the buildings for a range of uses all of which are permitted or conditionally permitted under the current Zoning Bylaws. None of the uses are non-conforminguses.
At the conclusion of the hearing of August 23rd, the ZBA closed the evidence on Phase I -Building 6 of the Bristol Works application in order to deliberate and render a decision.The Board issued a decision on Phase 1-Building 6 on September 22, 2011.At the conclusion of the hearing of September 13, 2011, the ZBA closed the evidence onPhase 2 -Building 1 of the Bristol Works application in order to deliberate and render adecision. The Board issued a decision on Phase 1-Building 6 on September 28, 2011.Application #11-49 was continued with respect to its remaining phases.The Applicant has filed a Motion to Reconsider to request the Board to issue a decision onthe entire project not just Phase 1-Building 6 and Phase 2-Building 1.
 
2
FINDINGS OF FACT
Based upon the testimony of Kevin Harper, David Blittersdorf, Kim Smith, and RobertFuller, zoning application #1 1-49 and supporting documentation filed by Bristol Worksconcerning its property, and the Bristol Zoning Bylaws and Regulations, the ZBA makes thefollowing findings of fact:1. The application concerns two parcels of property: (1) a 5.43 acre parcel located on thecorner of MunsiIl Ave. and Pine St. ("Parcel I") and (2) a .66 acre property located on thenorth side of Pine Street, across the street from the 5.43 acre parcel ("Parcel 2").2. Both parcels are located in the Mixed Use Zone. See Section 1012 of the Bristol ZoningBylaws.3. Parcel I has six buildings located on it, which most recently housed the Autumn Harpmanufacturing business and offices. All together, the buildings total approximately55,000 square feet of commercial space. Parcel I also has existing parking areas locatedon it.4.
 
Parcel 2 consists of open land with an unimproved parking area.5.
 
The site as it looks today is shown on Exhibit 1 (2005 Plan).
6. Parcel 1 has been the site of commercial manufacturing activity prior to the adoption of the Town's Zoning Bylaws. Drake Smith
&
Co. operated a furniture manufacturingfacility on the site and employed over 150 people at the facility during the 1970s.7.
 
After the adoption of the Town's Zoning Bylaws, Vermont Toy Works used a portion of the property for its manufacturing, warehouse, and office operations. Over time, existing building were renovated and new buildings were constructed.8.
 
Autumn Harp began manufacturing lip balm and other products on the site in the early1990s.9. Autumn Harp's business grew. It expanded its manufacturing facilities and added officespace, warehouse space, and a loading dock to complement its manufacturing operation.10. Autumn Harp's business continued to grow.
It
employed upwards of 225 people andoperated three shifts per day, seven days a week at its peak.11. Materials were delivered to Autumn Harp by truck, including tractor trailers. AutumnHarp also shipped its product by truck from the facility.12. Eventually, Autumn Harp's business outgrew the site and moved to a new facility inEssex Junction. Autumn Harp ceased operations on site in approximately 2010.13. Over the years prior to Autumn Harp's departure, the Town issued several zoning permits
 
3
for the construction of manufacturing, warehouse, loading facilities and office space.14. The Town also issued zoning permits for other commercial uses in various buildings onParcel 1. The Town approved the operation of a health and fitness club in Building 6(Permit dated 10/8/1993).15. In 2007, the ZBA issued a conditional use permit for a proposed manufacturing,warehouse, and office operation of Vermont Coffee Co. (Permit #07-18).16. Bristol Works! LLC purchased the two parcels in December of 2010 and seeks
approvalof a new plan for the property which involves renovating the existing buildings,adding new entrances, re-arranging the parking areas, walkways and sidewalks andusing the buildings for a range of uses which are permitted or conditionally permitted under the current Zoning Bylaws. A conceptual plan is attached as Exhibit2 and a survey of the property is attached as Exhibit 3 (2011 Survey). The proposedsite plan dated September 9, 2011 submitted for approval is attached as Exhibit 4.
Long range plans include the possibility of adding residential housing units.
Housing isa permitted use in the Mixed Use Zone.
17. Specifically, Bristol Works! LLC seeks approval of the following:
--Adding new entrances, re-arranging the parking areas, walkways and sidewalks.Existing building footprints will not change and there will be no increase in non-conforming structures.--Using the buildings for a range of uses all of which are permitted or conditionally permitted under the current Zoning Bylaws. None of the uses arenon-conforming uses.18. None of the uses of the buildings will be changing from the historic and previously permitted uses of the site—manufacturing, warehousing, offices, retail, wellness andrecreation uses. Such uses, while previously individually occurring in certain buildings, are now going to potentially occur throughout the campus.19.
The site plan provides for -- 97 parking spaces to the west and south of Building
6 in the area of the current
large gravel parking area.-- 29 parking spaces to the north and east of Buildings 3, 4, and 5-- 74 parking spaces on Parcel 2.20.
The area used for parking spaces will not be increasing. The lot coverage or impermeable surface areas of the lots will actually be decreasing.

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