HomeMy WebLinkAboutSP-90-0000 - Decision - 0370 Dorset StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHI TTENDEN 0 60 0
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Jason's Dry Cleaning, Inc.
for use of an existing 3,570 square foot building for retail use
(424 square feet) and warehouse use (3,146 square feet), 370
Dorset Street.
On the 4th of December 1990, the South Burlington Planning Com-
mission approved the request of Jason's Dry Cleaning for site
plan review under Section 19.10 of the South Burlington Zoning
Regulations based on the following findings:
1. Jason's Dry Cleaning proposes to use 424 square feet of the
Drake Bakeries building at 370 Dorset Street as a dry cleaning
pick-up store. They will not use any dry cleaning equipment or
produce hazardous waste. They will occupy that portion of the
building closest to Dorset Street.
2. This property is located in Central District 2 and is bounded
on the south by the New England Floor Covering building, on the
east by a Pizzagalli warehouse, on the north by San Remo Drive
and on the west by Dorset Street.
3. The Zoning Board of Adjustment granted a conditional use
permit for this multiple use on November 12, 1990.
4. Access/Circulation: There is presently no curbing along
Dorset Street giving the property a 100 foot curb cut. The
Dorset Street reconstruction will result in a 30 foot curb cut
which will serve this property and the property immediately to
the south. There is a 72' wide curb cut on Sam Remo Drive.
There is also a right-of-way extending westerly from the new curb
cut on Dorset Street to provide legal access to this property.
The circulation pattern at present is adequate given that some
customers will park in the front. After widening, the situation
will be that there will not be space enough for parking in the
front.
5. Parking: The proposed use requires three (3) parking spaces
and the Drake Bakeries warehouse requires 3 spaces for a total of
six (6) spaces required. The plan submitted shows a -total of 6
spaces. The Commission feels that the three (3) required spaces
is adequate based upon observation at the Williston Road facility
which had no more than three (3) customers at any one time.
6. Setbacks: The Central District 2 zone requires that all
buildings be 50 feet from the planned Dorset Street right-of-way.
This building will be approximately 22 feet from the planned
right-of-way so it is a noncomplying structure. No changes are
proposed which would increase the degree of noncompliance.
7. Coverage: Building coverage is 20% (maximum allowed is 40%).
Overall lot coverage is 88.2% (maximum allowed is 90%).
8. Landscaping: Minimum landscaping requirement is $12.00 and
this amount has been met by the applicant. The applicant has
spent $300.00 on landscaping in the front of the building.
9. Floor Area Ratio: The F.A.R. for this lot is .2 (maximum
allowed is T).
10. Traffic: This property lies within Traffic Overlay Zone 6
which would allow a maximum of 23 peak hour trips. Customer
count information supplied by the applicant and staff observation
at the Williston Road facility and other data submitted by the
applicant indicates that 28 peak hour trips would be generated by
the property. The Planning Commission set a precedent when it
approved a site plan for the S.S.L. Corporation building at 350
Dorset Street and allowed them 11 additional peak hour trips (18%
increase) to take into account the Dorset Street improvements.
The widening of Dorset Street will make substantial improvements
to traffic flow at this location because the existing 100 foot
curb cut on Dorset Street will be reduced to a 30 foot curb cut
which will be shared with the property to the south, the median
strip will prevent left hand turns and the curb cut on San Remo
Drive will place left hand turns at a controlled intersection.
11. Other: Fire Chief has reviewed these plans and does not see
a problem in providing emergency protection.
DECISION & CONDITIONS
Based upon the above finding of fact the South Burlington Plan-
ning Commission approves the Site Plan application of Jason's Dry
Cleaning, Inc. for use of an existing 3,570 square foot building
for retail use (424 square feet) and warehousing use (3,146
square feet) as depicted on a plan entitled, "370 Dorset Street,
South Burlington, Vermont, Jason's Dry Cleaner's," prepared by TB
and dated 11/24/90 with the following stipulations:
1. This property is limited to a maximum of 23 peak hour trips
(Article XVII, South Burlington Zoning Regulations). The Plan-
ning Commission approves a peak hour trip generation of up to 28
trips for this property because ingress and egress will be im-
proved (curb cut being narrowed and curbed) as part of the Dorset
Street project which will improve the traffic flow situation on
and off the site.
2. Applicant will level and seed the back (easterly) portion of
the lot.
South Burlington Planning Commission