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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 1 (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 2 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 3 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 4 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 5