HomeMy WebLinkAboutDR-99-15 SD-99-63 - Decision - 0150 Dorset Street#DR-99-15
#SD-99-63
FINDINGS OF FACT AND DECISION
Re: Findings of Fact, final plat and design review application of Dorset Square Associates to
amend a previously approved planned unit development consisting of a 54,480 square foot
shopping center with four (4) buildings.
On the 19' day of October, 1999, the South Burlington Development Review Board approved
the final plat and design review application of Dorset Square Associates to amend a previously
approved planned unit development consisting of a 54,480 square foot shopping center with four
(4) buildings based on the following findings:
1. This project consists of amending a previously approved planned unit development consisting
of a 54,480 square foot shopping center with four (4) buildings. The amendment consists of the
construction of a 7000 square foot building for shopping center use resulting in a total square
footage of 61,480 square feet.
2. This property located at 150 Dorset Street lies within the Cl District. It is bounded on the
north by Market Street, on the east by a restaurant, on the north by an auto dealership and a
residence, and on the west by Dorset Street.
3. Access/circulation: Access is currently provided by a 34 foot curb cut on Dorset Street and
two (2) 20 foot curb cuts on Market Street. The proposal is to relocate the easterly curb cut on
Market Street approximately 150 feet to the west to line up opposite the curb cut across the
street. This would create a driveway which connects to the one-way driveway which goes around
the outside of the main building.
Circulation on the site is adequate.
4. Future City street: The City's Official Map has been revised to relocate this future street as
shown on the plan submitted.
5. Coverage/setbacks: Building coverage is 25% (maximum allowed is 40%). Overall coverage
is 72% (maximum allowed is 90%).
Three (3) of the four (4) buildings are not located within the required building envelope area. The
proposed 7,000 square foot building would be located within the required building envelope area.
6. Floor Area Ratio (F.A.R.): The F.A.R. is 0.25 (maximum allowed is 0.8).
7. Landscaping_ The minimum landscaping requirement, based on building costs, is $8100 which
is not being met. Proposed landscaping is $650 short of the requirement and includes Littleleaf
Linden, Hornbeam, Maple, Pine and some shrubs. Applicant sought a credit for existing trees to
be saved along Market Street. Preliminary plat condition #5 required that the amount of the
landscape bond be determined at final plat. Staff recommended that the landscaping credit be
granted and the landscape bond be in the amount of $8100.
8. Traffic: ITE estimates that the existing shopping center generates 445.69 vehicle trip ends
(vte's) during the P.M. peak hour and with the addition to generate 463.82 vte's. This represents
an 18.13 vte increase. The applicant was made aware that the road impact fee is zero (0).
9. Sewer: The additional sewer allocation requested is 280 gpd (this includes 20% reduction
allowed by State). The applicant will be required to pay the per gallon fee prior to permit
issuance.
10. Parking: A total of 299 parking spaces are required and 255 spaces will be provided including
13 on street spaces. This represents a 44 space or 14.7% shortfall. An 11 space or 4% parking
waiver was granted on 6/9/98. The applicant submitted information from the Urban Land
Institute's study on shared parking. This study suggests that the parking requirement for retail
uses under 400,000 square feet is four (4) spaces per 1,000 square feet of GLA. At this rate, this
development requires 239 spaces. Four (4) handicapped spaces will be provided. A bike rack is
provided as required. The Planning Commission at preliminary plat approved 255 spaces and
granted a 44 space or 14.7% waiver.
11. Building height: The new building does not exceed the height limitation of 45 feet provided
in Section 14.403 of the zoning regulations.
12. Streetscape: The streetscape design meets the requirements of the streetscape design
guidelines with one (1) exception. The streetscape proposal was modified to accommodate some
large trees that they want to save. Staff supported the proposed design. The proposed spacing
between street lights has been revised so that there is not more than 80 feet between lights. The
streetscape should be extended to the property's easterly boundary. This should be shown on
sheets 1 and L-1.
13. Dumpster: A screened dumpster storage area is provided.
14. Lighting Additional exterior lighting will consist of the following:
--- eight (8) 175 watt metal halide lamps with downcasting shielded fixtures on 16 foot poles
along Market Street.
--- two (2) 70 watt metal halide lamps with downcasting shielded fixtures on 12 foot poles.
Details for the building mounted lights have been submitted.
15. Sign Ordinance: The applicant was made aware that the sign ordinance requires the submittal
of a master signage plan for the entire Blue Mall property.
16. Other:
--- the applicant should submit a perimeter survey of the property stamped by a surveyor.
--- sheet L-1 should be revised to show the sidewalk at the entrance drives continuous across
the drives and without curbs.
DESIGN REVIEW:
The applicant has addressed all of the design review related conditions imposed at preliminary plat
review. Site design criteria are sufficiently addressed on the plans
BUILDING DESIGN
Consistent Desijzn: The proposal promotes a consistent organization of major elements in terms of
window and door arrangement and building materials. A brick facade is proposed on all four
sides of the building.
Materials: The proposal complies with the zoning as a brick veneer will be used.
Colors & Textures: Applicant is proposing to use a soft brownish red brick, Glen Gery #53DD.
The shingles are proposed to be brown/black. Cedar shakes will be used on the dormers - lighter
brown color. Dark green aluminum framing will be used around windows.
Windows and Doors: Windows and doors are well organized and arranged in a pattern. The
majority of the first floor facade area facing Market Street will consist of see -through glass as
required by zoning.
Human -scale Design Elements: This appears to be promoted through the arrangement of the
windows and doors and use of dormers.
Roofs: Roof will have a slope of 9 on 12 (8 on 12 minimum required). Dormer roof slopes will
be 12 on 12. Dormers are being used to break up roof mass.
Orient Buildings to Public Street: The building is well oriented to Market Street. All customer
doors are located directly off Market Street.
Pedestrian Promenade along Market Street: The applicant is not proposing a canopy along
Market Street since a specification has not yet been adopted by the City. Staff did not have a
problem with this.
Signnag_e: The level of detail submitted for signage approval is insufficient. The applicant should
be required to return at a later date with the additional information necessary for signage
approval.
SITE DESIGN
Landscaping_ The applicant has proposed a nice landscaping plan. Street trees will be provided
along Market Street.
Special Features: Applicant should address whether there will be a need for a new electric
transformer for the building or street lights. If so, the location should be identified on the plan.
The transformer should be located so that it is not visible from Market Street.
Walls/fences: The applicant is proposing a picket fence along the Market Street sidewalk to
screen the parking lot as recommended by staff.
Accessible open space: A pedestrian way and mini park is proposed behind the new building next
to the existing Blue Mall building. This provides a nice pedestrian connection between the Blue
Mall building and the new building as well as the Healthy Living building.
Circulation: Circulation is adequate and well connected to the rest of the Blue Mall property.
Pedestrian circulation is significantly enhanced with the proposed street scape improvements
along Market Street.
Exterior Lighting; One of the plans indicates a building mounted light on the west side of the
building, however, the renderings do not show such a light. If one is proposed, details must be
submitted. Proposed street lighting is consistent with the City Center Streetscape Guidelines.
Nature's Events: Appears to be met. Snow grates are proposed on the roof.
Security & Safety: Appears to be met.
Streetscape Improvements: The applicant is proposing to implement street scape improvements
along Market Street along their entire frontage. The proposed improvements meet the City's
guidelines.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves
the final plat and design review applications of Dorset Square Associates to amend an existing
planned unit development consisting of 54,480 square feet of shopping center use, 150 Dorset
Street. The amendment consists of constructing a 7,000 square foot retail building along Market
Street and construction of streetscape improvements along Market Street, as depicted on a six (6)
page set of plans, page one (1) entitled, "Dorset Square South Burlington, Vermont Proposed
Site Plan," prepared by O'Leary - Burke Civil Associates, PLC, dated 7/23/98, last revised on
10/7/99, with the following stipulations:
1) All previous approvals and stipulations which are not superseded by this approval shall remain
in effect.
2) The plat plans shall be revised to show the changes below and shall require approval of the
Director of Planning & Zoning Four (4) copies of the approved revised plans shall be submitted
to the Director of Planning & Zoning prior to recording:
a) The final plat plans (sheets 1 and L-1) shall be revised to extend the streetscape to the
property's easterly boundary.
b) The final plat plans shall include a perimeter survey of the property stamped by a land
surveyor.
c) The final plat plan (sheet L-1) shall be revised to show the sidewalk at the entrance
drives continuous across the drives without the curbs.
d) The final plat plans (sheets 1 and L-1) shall be revised to show the electrical transformer,
for the buildings or street lights, if one is proposed. The transformer shall be located so
that it is not visible from Market Street.
3) For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the additional retail building will
generate 18.13 additional vehicle trip ends during the P.M. peak hour.
4) All exterior lighting shall consist of downcasting shielded fixtures. Any change to approved
lights shall require approval of the Director of Planning & Zoning prior to installation. If a
building mounted light is proposed for the west side of the building, the applicant shall submit
details (cut -sheets) for this light prior to permit issuance which must be approved by the Director
of Planning & Zoning.
5) Prior to issuance of a zoning permit, the applicant shall post a $8100 landscape bond. The bond
shall remain in effect for three (3) years to assure that the landscaping takes root and has a good
chance of surviving.
6) Pursuant to Section 26.105(a) of the zoning regulations, the Development Review Board grants
a $650 credit for the existing street trees to remain along Market Street.
7) The Development Review Board approves an additional sewer allocation of 280 gpd (includes
20% reduction allowed by State). The applicant shall be required to pay the per gallon fee prior to
permit issuance.
8) Pursuant to Section 26.256(b) of the zoning regulations, the Development Review Board
approves 255 parking spaces which represents a 44 space or 14.7% shortfall. It is the Board's
opinion that adequate parking will be available and the construction of the streetscape
improvements will promote pedestrian movement.
9) Sign design approval is not being granted as part of this approval. Applicant will be required to
reapply for this approval at a later date.
10) The building shall be sprinklered.
11) Any change to the final plat plans shall require approval of the South Burlington Development
Review Board.
12) The final plat plans (the survey plat and sheet 1) shall be recorded in the South Burlington
land records within 90 days or this approval is null and void. The plan shall be signed by the
Development Review Board Chair or Clerk prior to recording. Prior to recording the final plat
plan, the applicant shall submit a copy of the survey plat in digital format. The format of the digital
information shall require approval of the Director of Planning & Zoning.
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mouth Burlington DZpmentReview Board
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