HomeMy WebLinkAboutSD-99-25 - Decision - 0150 Dorset Street#SD-99-25
FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Findings of Fact, application 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.
On the 1 I" day of May, 1999, the South Burlington Planning Commission approved the request of
Dorset Square Associates for preliminary plat approval under Section 203 of the South Burlington
Subdivision Regulations based on the following findings:
1. This project was continued from the 1/26/99 meeting and subsequently continued to the 2/3
and 3/23 meetings to give the applicant an opportunity to discuss with the City Council relocating
the proposed City street along the easterly boundary. The City Council supports shifting the
planned r.o.w. location.
2. The owner of record of this particular property is Dorset Square Associates.
3. 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.
4. This property located at 150 Dorset Street lies within the C 1 District. It is bounded on the
north by Market Street, on the east by a restaurant, on the north an auto dealership and a
residence, and on the west by Dorset Street.
5. 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.
6. Future City street: The City's Official Map shows a proposed future City street over a portion
of the applicant's property where the proposed retail building is located. The City Council is
willing to allow this future street to be relocated to accommodate the proposed building.
7. Coverage/setbacks: Building coverage is 25% (maximum allowed is 40%). Overall coverage
is 72% (maximum allowed is 90%).
8. 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.
9. Floor Area Ratio (F.A.R.): The F.A.R. is 0.25 (maximum allowed is 0.8).
10. 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.
11. 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. This represents an
18.13 vte increase. The applicant was made aware that the road impact fee is zero (0).
12. 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.
13. ParkinL: 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.
14. Staff recommended that the parking waiver be granted. A reason to justify the waiver
includes the construction of streetscape improvements to Dorset Street, thereby promoting
pedestrian movement.
15. Building height: The new building does not exceed the height limitation of 45 feet provided
in Section 14.403 of the zoning regulations.
16. Design review guidelines: The proposed building is located in Design District 1. The
building's design generally meets the criteria required under the City Center Design Review
Overlay District. Additional information required is as follows:
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1. A typical sign detail should be provided.
2. The application should address how snow, rain and ice will be handled coming off the
roof (see criterion 24.402(g)).
3. The application should indicate how special features, such as utility connections,
meters, and mailboxes, will be integrated into the design (see criterion 24.402(b)).
4. The plan should show building mounted lighting. Details of lighting should be
submitted.
5. Colors of siding and roof materials should be submitted.
6. The parking lot should be screened. Since there is very little space between the Market
Street sidewalk and the parking lot, staff recommended that an attractive, low fence be
considered, perhaps a wrought iron fence.
7. The applicant should consider criterion 24.4010) which requires provision of a covered
pedestrian promenade/canopy along Market Street. The City has not yet developed
design specification for such a canopy so staff is not quite sure at this point how the
Planning Commission will apply this criterion.
17. 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 might need to be revised in a couple of places so that there is not more than
80 feet between lights.
18. Dumpster: A screened dumpster storage area is provided.
19. Lighting: Additional exterior lighting will consist of the following:
— nine (9) 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 (cut -sheets) for the building mounted lights should be included with the final plat
submittal.
20. Sign Ordinance: The applicant should be aware that the sign ordinance requires the submittal
of a master signage plan for the entire Blue Mall property.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
preliminary plat application 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 Associates, PLC, dated 7/23/98, last revised on 5/5/99, with the following
stipulations:
1) All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2) The plans shall be revised prior to final plat submittal as follows:
a) The plan shall be revised to show the dumpster screening "as -built".
b) The plan shall be revised so that spacing between street lights is approximately 80 feet..
c) The plan shall be revised to show the concrete sidewalk at new entrance drives being
continuous across the drives and without curbs. The pavement shall slope up to the concrete
sidewalk.
d) The plan shall be revised to show method of handling storm water, especially for the new
building.
3) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance,
the Planning Commission estimates that the proposed retail building will generate 18.13 additional
vehicle trip ends during the P.M. peak hour.
4) All exterior lighting shall consists of downcasting shielded fixtures. Any change to approved lights
shall require approval of the Director of Planning & Zoning prior to installation.
5) Prior to issuance of a zoning permit, the applicant shall post a landscape bond in an amount to be
determined at final plat. This new bond shall remain in effect for three (3) years to assure that the new
and existing landscaping takes root and has a good chance of surviving.
6) The Planning Commission 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.
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7) Pursuant to Section 26.256(b) of the zoning regulations, the Planning Commission approves 255
parking spaces which represents a 44 space or 14.7% shortfall. It is the Commission's opinion that
adequate parking will be available and the construction of the streetscape improvements will promote
pedestrian movement.
8) Design review approval is not granted at this time. Prior to final plat, the applicant shall submit a
report outlining all design specifications for the building. In addition, the architectural renderings
and/or specifications report shall address the following:
a. A typical sign detail shall be provided.
b. The application shall address how snow, rain and ice will be handled coming off the roof
(see criterion 24.402(g)).
c. The application shall indicate how special features, such as utility connections, meters, and
mailboxes, will be integrated into the design (see criterion 24.402(b)).
d. The plan shall show building mounted lighting. Details of lighting shall be submitted.
e. Colors of siding and roof materials shall be submitted.
f. The parking lot shall be screened. Since there is very little space between the Market Street
sidewalk and the parking lot, staff recommends that an attractive, low fence be considered,
perhaps a wrought iron fence.
9) The final plat application shall be submitted within 12 months.
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Chairman or Clerk
South Burlington Planning Commission
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