HomeMy WebLinkAboutSD-00-69 - Decision - 0340 Dorset Street#SD-00-69
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Final plat application #SD-00-69 and design review application #DR-00-31 of Edgar
Welch to amend a planned unit development consisting of: 1) a 12,900 square foot
retail building which includes one (1) dwelling unit, 2) a 1,800 square foot retail
building, and 3) a 1,800 square foot accessory building. The amendment consists of: 1)
converting 2,594 square feet of retail space to general office space in main building, 2)
adding 590 square feet of mezzanine retail space to main building, 3) facade alterations
to all buildings, 4) signage alterations, and 5) site modifications to parking, landscaping,
and lighting, 338-340 Dorset Street.
On the 161h day of January, 2001, the South Burlington Development Review Board
approved the final plat application of John Kennedy under Section 204 of the
Subdivision Regulations and the design review application and Section 24 of the Zoning
Regulations based on the following findings:
1. This project consists of a final plat application and a design review application to
amend a planned unit development consisting of: 1) a 12,900 square foot retail
building which includes one (1) dwelling unit, 2) a 1,800 square foot retail building, and
3) a 1,800 square feet accessory building. The amendment consists of: 1) converting
2,594 square feet of retail space to general office space in main building, 2) adding 599
square feet of mezzanine retail space to main building, 3) facade alterations to all
buildings, 3) signage alterations, and 5) site modifications to parking, landscaping, and
lighting, 338-340 Dorset Street. The Design Review Committee reviewed this project at
their December 18, 2000 meeting.
2. The owner of record is Edgar Welch.
3. This property at 340 Dorset Street is located within Central District Two and Design
Review District Two. It is bounded on the west by Dorset Street, on the north by a
mixed use office, retail, and residential building, on the east by San Remo Drive, and on
the south by an office building.
4. Access/circulation: Access is provided via a 30 foot curb cut on Dorset Street, two
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(2) 24 foot curb cuts on San Remo `Drive, and access to the DeSarno property to the
south. Access is also available across the adjoining 23 San Remo Drive property to San
Remo Drive. The applicant has proposed modifying the circulation to provide for one-
way traffic around the rear of 340 Dorset Street. Staff supported this proposal as it
would improve circulation on the site.
5. Coverage/setbacks: Building coverage is 21% (maximum allowed is 40%). Overall
coverage is 71.4% (maximum allowed is 90%). It should be noted that there is a
discrepancy between the coverage noted on the plans and the updated coverages
submitted by the applicant entitled "General Information."
All the existing buildings project either wholly or partially outside of the allowable
building envelope and are therefore non -complying structures subject to Section 26.002
of the zoning regulations.
Parking is not allowed in the building envelopes and front yard setback areas along San
Remo Drive and Dorset Street unless hidden by a building. Parking and pavement exist
within these envelopes and this proposal will not increase the degree of noncompliance.
6. Floor Area Ratio (F.A.R.) The base maximum density of development can not
exceed an F.A.R. of 0.5. This project has an F.A.R. of 0.22.
7. Parking: A total of 69 spaces are required for this project and 60 spaces are being
provided including three (3) handicapped spaces and one (1) bike rack. The note on
the site plan regarding parking should be revised to note that no spaces are required for
the workshop but the two (2) spaces are required for the dwelling unit. Staff supported
a parking waiver of nine (9) spaces or 13% as there is also an opportunity for on -street
parking with the implementation of the San Remo Streetscape Plan.
8. Sewer: No additional sewer allocation needed.
9. Landscaping_ The minimum landscaping requirement, based on building costs, is
$3120 which is being met. The Design Review Committee has not yet reviewed the
landscaping element of this proposal and has withheld their recommendation until their
January 22, 2001 meeting. Staff did not recommend approving the landscaping plan at
this time.
The approved landscaping is much different than the proposed landscaping. The
previous approval included White Ash, Juniper, Crabapple, Arborvitae, Sandcherry and
Pin Oak as there were requirements for larger trees along San Remo Drive and for more
street trees in the front yard along Dorset Street. The applicant has proposed a variety
of smaller bushes such as Arborvitae, Cranberry Bushes, and Dogwood. The intent of
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the approved plan is therefore not !being met and the applicant should revise the plans
to include more sizable trees.
10. Traffic: The property is currently apaproved for 104.8 P.M. peak vehicle trip ends
(vte's). The Development Review Board estimates that the proposed uses will generate
118.36 peak hour vte's for an overall increase of 13.56 vte's.
11. Lighting: The applicant was previously approved for the following exterior lights:
g) one (1) 250 watt metal halide lamp with a downcasting shielded fixture mounted
on 12 foot pole.
h) nine (9) 100 watt metal halide lamps mounted in the new soffit with downcasting
shielded fixtures.
i) three (3) 100 watt metal halide building mounted lamps mounted on the building
above three (3) doors with downcasting shielded fixtures.
The applicant has proposed several changes to the lighting. The Design Review
Committee has not yet reviewed the landscaping element of this proposal and has
withheld their recommendation until their January 22, 2001 meeting. Staff did not
recommend approving these lighting changes at this time.
12. Dumpster: The dumpster will be stored within a solid stockade fenced enclosure to
the rear of the accessory building.
13. DESIGN REVIEW
The City Center Design Review Committee reviewed this proposal at their 12/18/00
meeting.
The Committee reviewed the following proposed changes: 1) replacing the vinyl siding
on the west facade of 338 Dorset Street with T-111 siding, 2) adding an electrical
cabinet and heater vent to the east facade of 338 Dorset Street, 3) the addition of a
heater vent to the north facade of 338 Dorset Street, 4) the replacement of vinyl siding
with T-111 siding on the southwest corner of the south facade, 5) the conversion of
1,800 square feet of the 3,600 square foot accessory structure to outdoor delicatessen
use with 16 seats, 6) the addition of a screened dumpster storage area to the rear of
the 3,600 square foot accessory structure, 7) minor parking layout and circulation
changes, 8) several minor facade G;,2rations to 340 Dorset Street which include the
addition of a canopy to the north facade, the removal of a door and alteration of the
window pattern on the south facade, the removal of columns and alteration of the
window pattern on the east facade as well as the addition of a HVAC unit and electrical
closet, 9) the change of use of a portion of the main building at 340 Dorset Street from
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retail use to general office use, and 10) the addition of a second floc, mezzanine for
retail use in the main building at 340 Dorset Street.
The Design Review Committee recommends that the Board approve the
application with the following stipulations:
1) All previous approvals and stipulations which are not superseded by this
approval shall remain in effect.
2) This recommendation for approval of the proposed addition is based on
the application's compliance with the design review criteria contained in
Section 24 of the South Burlington Zoning Ordinance. The Administrative
Officer shall make the determination of whether or not this application
complies with all other requirements contained in the zoning ordinance
and in the sign ordinance.
3) Prior to review by the Development Review Board the plans shall be
revised to show the changes listed below:
a) The west to s; --th facades at 338 Dorset Street shall be covered in
vinyl so as to match the original intent at the approved elevation to
be approved by staff.
4) The applicant shall be given a temporary C.O. until an approved
landscaping plan is in place and a lighting plan is approved by the Design
Review Committee and the Development Review Board.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board
approves final plat application #SD-00-69 and Design Review application #DR-00-31 of
Edgar Welch to amend a planned unit development consisting of: 1) a 12,900 sq. ft.
retail building which includes one dwelling unit, 2) a 1,800 sq. ft. retail building, and 3)
a 1,800 sq. ft. accessory building. The amendment consists of: 1) converting 2,594 sq.
ft. of retail space to general office space in main building, 2) adding 599 sq. ft. of
mezzanine retail space to main building, 3) facade alt.; ations to all buildings, 4) signage
alterations, and 5) site modifications to parking, landscaping, and lighting, 338-340
Dorset St., as depicted on a two paqe set of plans, page one entitled "340 Dorset Street
South Burlington, Vermont," prepared by Michael Dugan, dated 1/28/99, last revised on
9/16/00, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval
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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 (hereinafter Director). Four copies of the approved
revised plans shall be submitted to the Director prior to recording:
a. The plans shall be revised to illustrate the correct coverages as depicted
on the "General Information" sheet.
b. The elevations for the west and south facades of 338 Dorset Street shall
be covered in vinyl to be approved by staff.
3. The Design Review Committee shall approve all exterior lighting and landscaping
changes prior to the issuance of a permanent Certificate of Occupancy. All exterior
lighting shall consist of downcasting shielded fixtures. The minimum landscaping
requirement of $3,120 shall be met. If the Design Review Committee does not approve
landscaping and lighting plans within a six-month period, this approval shall become
null and void.
4. Pursuant to Section 25.256(b) of the zoning regulations, the Development
Review Board approves a 9 space or 13% waiver for a total of 60 spaces approved.
5. For the purpose of calculating road impact fees under the South Burlington
Impact Fee Ordinance, the Development Review Board estimates that the proposed
change in use and expansion will generate 13.56 additional vehicle trip ends during the
P.M. peak hour.
6. The applicant shall obtain a zoning permit within six months pursuant to Section
27.302 of the zoning regulations or this approval is null and void.
7. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to occupancy of the buildings.
8. The final plat plan (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.
;,hairman or Clerk
South Burlington Development Review Board
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