HomeMy WebLinkAboutZP-23-084 - 0360 Dorset Street 3/14/20231
Marty Gillies
From:David Marshall <dmarshall@cea-vt.com>
Sent:Friday, March 10, 2023 3:03 PM
To:Betsy Brown; estherlotz@aol.com; Marty Gillies; Marla Keene;
Nomadickitchenconfections@gmail.com; vtlex@aol.com
Subject:'EXTERNAL'360 Dorset Street ZP application
Attachments:zoning permit app.pdf
This message has originated from an External Source. Please use proper judgment and caution when opening
attachments, clicking links, or responding to this email.
Hi Betsy-
As this application was submitted by the Property owner, is there anything else that
you need from the Lessee for future occupation of this space?
The information that Tim has on the application is accurate.
Thank you and Best Regards
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
From: Betsy Brown <bbrown@southburlingtonvt.gov>
Sent: Friday, March 10, 2023 10:10 AM
To: estherlotz@aol.com; dmarshall@cea-vt.com; Marty Gillies <mgillies@southburlingtonvt.gov>; Marla Keene
<mkeene@southburlingtonvt.gov>; Nomadickitchenconfections@gmail.com; vtlex@aol.com
Subject: RE: 'EXTERNAL'Re: 360 Dorset Street - Trip ends
Hi Esther et all,
Here is a link to SD-04-75:
http://sbvt-records.info/WebLink/DocView.aspx?id=4106&dbid=0&repo=SBurl
Traffic info can be found on page 5.
-Betsy
Betsy Brown
Planning & Zoning Assistant
City of South Burlington
180 Market Street
South Burlington, VT 05403
(802) 846-4106
www.sbvt.gov
2
From: estherlotz@aol.com <estherlotz@aol.com>
Sent: Friday, March 10, 2023 6:13 AM
To: dmarshall@cea-vt.com; Marty Gillies <mgillies@southburlingtonvt.gov>; Marla Keene
<mkeene@southburlingtonvt.gov>; Nomadickitchenconfections@gmail.com; vtlex@aol.com; Betsy Brown
<bbrown@southburlingtonvt.gov>
Subject: 'EXTERNAL'Re: 360 Dorset Street - Trip ends
This message has originated from an External Source. Please use proper judgment and caution when opening
attachments, clicking links, or responding to this email.
Good morning Marty,
Just following up on this please...
Thank you, Esther.
5.0 star 118Google reviews
Esther J Lotz, Broker, LLC
802.343.0363
92 Grant St Burlington VT 05401
www.estherlotz.com
https://www.facebook.com/esther.lotz.1
In a message dated 3/8/2023 5:22:57 PM Eastern Standard Time, dmarshall@cea-vt.com writes:
Hi Marty-
We are working with Esther Lotz on firming up the pre-existing use baseline at
360 Dorset Street.
Outlined below is our earlier correspondence to yourself and Marla as it relates
to our opinion on the recommended assignment of PM Peak Hour vehicle trip
ends associated with the Uncle Tony’s pizza facility. Can you confirm that the
3
13 VTE PM Peak Hour generation recommendation outlined below can be
assigned to this space going forward? We want to be able to advise future
tenants what capacity is available before addressing the need for the
assessment of traffic impact fees.
The latter part of the email represents an estimate for the traffic generation
associated with the proposed Tipsy Pickle kitchen but they are no longer looking
at this space so that can be disregarded.
Thank you! and Best Regards
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
From: David Marshall <dmarshall@cea-vt.com>
Sent: Tuesday, January 17, 2023 8:52 AM
To: 'estherlotz@aol.com' <estherlotz@aol.com>
Cc: Marty Gillies (mgillies@southburlingtonvt.gov) <mgillies@southburlingtonvt.gov>; Marla Keene
(mkeene@southburlingtonvt.gov) <mkeene@southburlingtonvt.gov>; 'Angela Gerace'
<thetipsypicklevt@gmail.com>
Subject: 360 Dorset Street - Trip ends
Hi Esther-
Please find outlined below a summary of our review of the existing and proposed PM Peak Hour trip generation
for the former Pizza restaurant and proposed food manufacturing facility located at 360 Dorset Street.
Existing Use - The prior existing conditions are based upon a pizza restaurant that offered both take-out service
and a limited indoor seating area for 13 patrons with paper product service as described in filings with the State
Drinking Water and Groundwater Protection Division Regional Office program. The employee count for the
facility was not readily available. The estimated gross square footage of the facility is 1,200 SF.
4
Based upon this information, it was our initial opinion that Land Use Code 933 for Fast Food Restaurant without
Drive-Through Window is the best fit for this use. In reviewing the data developed for this land use, we found
that the sample size was very small (one data point) which concerned us for its application to other
facilities. The reported PM Peak Hour average rate for this land use was 1.96 VTE per seat or 33.21 VTE per
1,000 SF.
We reviewed other restaurant uses to determine the usefulness of these values and found that on the expected
low end, LUC 932 – High-Turnover (Sit Down) Restaurant offered 0.39 VTE/Seat and 9.05 VTE/1000 SF. On the
anticipated higher end was LUC 934 Fast-Food Restaurant with Drive Through Window. As it relates to another
pizza chain, we recently found that the drive-up take-out point of sale numbers were similar to facilities with
drive through windows. This land use identified the PM peak hour generation to be 0.97 VTE/Seat and 33.03
VTE/1,000 SF. These are all summarized below with the resulting VTE for each category for this space.
LUC Description Per Seat Per 1,000 SF
933 Fast Food Restaurant without Drive-Through Window 1.96 25.5 33.21 39.9
932 High-Turnover (Sit Down) Restaurant 0.39 5.1 9.05 10.9
934 Fast-Food Restaurant with Drive Through Window 0.97 12.6 33.03 39.6
Using our interpretation of the reported results and character of the business and space, we are recommending
that a PM Peak Hour Trip generation of 13 vehicles be assigned for this property.
Proposed Use - The proposed use is essentially a food production facility with up to 5 employees when the
proposed use is limited to the historic wastewater design flow permitted for the property. When reviewing the
ITE Trip Generation Manual listing of complied land uses, it was our opinion that the land use that most closely
represented the proposed use was LUC 140 - Manufacturing where this use is described as “…an area where
the primary activity is the conversion of raw materials or parts into finished products”. Under this land use,
the average PM Peak Hour trip end generation per seat was 0.31 per employee or 1.6 for 5 employees and
alternatively 0.74 VTE per 1,000 SF resulting in 0.9 VTE for the 1,200 SF. Based on this information we would
recommend that 2 VTE during the PM Peak hour be used for this land use.
Summary
Land Use PM Peak Hr VTE
Pre-Existing Land Use – LUC 933- Fast-Food Restaurant with Drive Through Window 13
5
Proposed Land Use – LUC 140 - Manufacturing 2
We have attached the supporting ITE land Use trip generation summaries.
Best Regards
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
From: David Marshall <dmarshall@cea-vt.com>
Sent: Tuesday, January 17, 2023 7:28 AM
To: 'estherlotz@aol.com' <estherlotz@aol.com>
Subject: RE: 360 Dorset Street - Trip ends
Thank you!
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
From: estherlotz@aol.com <estherlotz@aol.com>
Sent: Tuesday, January 17, 2023 7:22 AM
To: dmarshall@cea-vt.com
Subject: Re: 360 Dorset Street - Trip ends
We believe it is 1200 SF...
6
Thank you, Esther.
In a message dated 1/17/2023 7:20:00 AM Eastern Standard Time, dmarshall@cea-vt.com writes:
Hi Esther-
Can you share the GSF for the Tipsy Pickle space?
Thx!
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
From: David Marshall <dmarshall@cea-vt.com>
Sent: Thursday, December 22, 2022 5:01 PM
To: Marty Gillies (mgillies@southburlingtonvt.gov) <mgillies@southburlingtonvt.gov>; Marla Keene
(mkeene@southburlingtonvt.gov) <mkeene@southburlingtonvt.gov>
Cc: 'simmervt@gmail.com' <simmervt@gmail.com>; 'harmonyskitchenvt@gmail.com'
<harmonyskitchenvt@gmail.com>; 'amy@cea-vt.com' <amy@cea-vt.com>; 'Angela Gerace'
<thetipsypicklevt@gmail.com>; 'estherlotz@aol.com' <estherlotz@aol.com>
Subject: RE: 360 Dorset Street - WW Design Flow Update
Hi Marty and Marla-
We have been asked to revisit the design flows for the proposed
occupancy of the space located at 360 Dorset Street with the benefit of
clarifying information.
7
Specifically, as outlined by Angel Gerace below, the proposed use(s)
would be a small scale commercial grade food production facility. As it
relates to the proposed space for the Tipsy Pickle, there is only one
employee. Utilizing the previously identified base flow of 100 GPD/space
and 13 GPD per employee, the design flow for the Tipsy Pickle would be:
100 GPD per Food Preparation Space
13 GPD per Employee (one employee in this case)
113 GPD
The property has an earlier Owner identified design flow of 292.5 GPM
and an unallocated 80 GPD from the current State WW Permit approval
for a total of 372.5 GPD
372.5 GPD available design flow
-113 GPD Design Flow for the Tipsy Pickle
259.5 GPD remaining capacity
This remaining capacity can accommodate:
2 Spaces x 100 GPD per Food Preparation Space = 200 GPD
4 Employees x 13 GPD per Employee = 52 GPD
Total additional Design Flow = 252 GPD < the
available 259.5 GPD
In summary, the former Tony’s Pizza space at 360 Dorset Street can
accommodate:
· The Tipsy Pickle food processing facility
8
· Two other 2-employee food processing operations
within the previous City allocations for the property and the State
permitted design flows for the space.
This completes our summary of the proposed design flows for the space.
If you should have any questions, please fee free to contact me at 864-
2323 x310.
Happy Holidays!
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
From: Angela Gerace <thetipsypicklevt@gmail.com>
Sent: Wednesday, December 21, 2022 4:15 PM
To: estherlotz@aol.com
Cc: dmarshall@cea-vt.com; simmervt@gmail.com; harmonyskitchenvt@gmail.com; amy@cea-vt.com
Subject: Re: 360 Dorset Street - WW recalculate request if needed
Angela Gerace:
The intended use of space will be to have a certified commercial kitchen to make pickles in
accordance with the Vermont Department of Health's guidelines for food safety and retail
sales. The space will also be used to host other small food businesses in need of commercial
kitchen space to support the growth of their business. I have about 1-2 deliveries a week for
truck traffic and I am my only employee.
On Wed, Dec 21, 2022 at 3:23 PM estherlotz@aol.com <estherlotz@aol.com> wrote:
9
Good afternoon Dave,
I just dropped off some money at your office to analyze & recalculate if
needed please, the WW requirement for a collaborative commercial
kitchen occupancy at 360 Dorset St So Burlington based on two
additional business narratives to the Tipsy Pickle narrative, to be
provided below. They would all be occupying the space. Could each of
you provide a description of your operation for Dave please?
Rachel:
Harmony:
Angela:
Dave’s work to date:
Hi Esther & Marty-
We were asked to document the prior sewer allocations provided by the
City for the 360 (previously aka 364) Dorset Street property.
The attached PDF includes the 5 different sewer allocations provided by
the City from 1992 to 2001.
The last allocation in 2001 identified 860 GPD of the total 8000 GPD for
the property as being dedicated to the 360 Dorset Street building.
In 2005 the permittee clarified the distribution of flows within the building.
That correspondence (last page of pdf) allocated 292.5 GPD to the
former Tony’s Pizza space. It should be noted that the calculations in
that cover letter indicate that they are based on 760 GPD for the building
which in contrary to the breakout in the State Issued WW-4-0495-4
permit which identifies 860 GPD. Utilizing the 20% credit for flows to a
large wastewater treatment facility, there is an additional 80 GPD that
10
has been identified in the State permitting for this building but not
assigned in the 2005 letter.
Proposed Use
Concerning the proposed use for the space, we reviewed the type of food
preparation (pickle production) described in the 12/4/2022 email to Betsy
& Marty. The State Wastewater Rules Design Flows Table 8-3 assigns
100 GPD for bakeries, ice cream shops, delis or commercial caterers. As
such, being a similar activity, we would recommend a design flow of 100
GPD plus 13 GPD for each employee. Using two employees, this would
mean that the design flow would be 126 GPD. This would indicate that at
least two such uses could be accommodated in this space (252 GPD vs
292.5 GPD assigned). However,, even if using the additional
unassigned 80 GPD, three such uses could not be accommodated in this
lease space (376 vs 292.5+80= 372.5) without an additional water and
sewer allocation.
Please let me know if you have any questions.
Best Regards
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271
On Friday, November 18, 2022, 8:33 AM, David Marshall <dmarshall@cea-vt.com> wrote:
Hi Esther-
We have completed our review of the State data base as it
relates to the permitting status of the land uses at 360 Dorset
Street.
The permit that covers this property and the multiple buildings
on that property was issued under permit number WW-4-0495
in 1992 by South Burlington Realty. A chronology of the
activities associated with 360 Dorset Street (previously
referenced as 364 Dorset Street is outlined below:
11
5-15-92 WW-4-0495 Permit issued which enabled a Deli
with no seating and no increase in employee count. No plan
is associated with this permit.
5-3-94 WW-4-0495-1 Convert 864 SF of exist. com. bldg.
to be used for 10 seat pizza shop with a design flow of 300
gpd. Plan is attached which shows the “364” Dorset St
building.
5-11-95 WW-4-0495-2 Addition of 12 seats for a total of 22
seats to the previously approved pizza shop with an increase
in design flow of 360 GPD for a total of 660 GPD.. No plan
was associated with this permit.
1-12-2001 WW-4-0495-3 This permit covered the
redevelopment of the property but it reconfigured the “364”
Dorset Street building. The permit being issued for the
retention of the 22 seat rest. (660 GPD -10% for the use of
low flow fixtures) and converting 3,600 SF Dorset Street
Beverage and Deli to 3,600 SF for 2 retail stores (200 GPD -
10%), medical office w/ 2 staff, 103 patients, general office w/
18 employees, medical office w/ 16 staff, 67 patients, with an
increase in design flow of 2,234 gpd to 3,649 GPD, The
attached WW-4-0495-4 Plan shows this new layout.
12-28-2001 – WW-4-0495-4 This permit was issued to
change Bldg. 364 to 360 w/22 seat pizza rest./temp tae kwon
do school/possible small dry goods store inc. 4451 gpd mun
w/s New Bldg 364 replaces 368. The attached WW-4-0495-4
Plan shows the corrected footprint size of the “364” building
which this application seeks to rename as “360” Dorset Street
12
On December 15, 2004 the design flows for the retail portion
of “364” Dorset Street was reduced from 200 GPD to 100
GPD and that a 20% credit for sewer flows that go to a
municipal wastewater treatment facility was being taken to
reduce the design flow for the building down to 608 GPD and
the demolition of the remaining 2,400 SF building
On December 17, 2005 an update to the land use and design
flows was filed in the record for 360 Dorset Street. The
design flows are based on take-out and paper service only for
in-store seating. The update states:
Suite #10 “Lee’s Chinese” Restaurant 14 seats with a
design flow of 313 GPD.
Suite #20 “Uncle Tony’s Pizza” Restaurant 13 seats with a
design flow of 292.5 GPD.
For a total of 27
Seats 607.5 GPD
Best Regards
David S. Marshall, P.E.
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
P 802-864-2323 x310 F 864-2271