HomeMy WebLinkAboutSD-99-30 - Decision - 0340 Dorset Street#SD-99-30
FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Findings of Fact, application of Edgar Welch to amend a planned unit development on a 1.7 acre
parcel consisting of: 1) a 12,900 square foot building used for equipment rental use, 2) a 1,800 square
foot building used for retail use, and 3) 3,600 square foot accessory structure, 340 Dorset Street.
The amendment consists of l) converting the 12,900 square foot equipment rental building to retail
use, 2) reducing the size of the accessory building to 1800 square feet, and 3) adding one residential
unit to the second floor of the main building.
On the 8th day of June, 1999, the South Burlington Planning Commission approved the request of
Edgar Welch for design review and final plat approval under Article XXIV of the South Burlington
Zoning Regulations and Section 203 of the South Burlington Subdivision regulations based on the
following findings:
1. This project consists of amending a planned unit development consisting of 1) a 12,900 square
foot building used for equipment rental use, 2) a 1,800 square foot building used for retail use, and
3) a 3,600 square foot accessory structure. The amendment consists of 1) converting the 12,900
square foot equipment rental building to retail use for a multiple number of tenants, 2) adding a six
(6) foot overhang on the front of the main building, constructing an 80 square foot entry and
making facade alterations, 3) reducing the size of the accessory building from 3600 square feet to
1800 square feet, and 4) adding one (1) residential unit to the second floor of the main building. The
Planning Commission on 2/21 /95 approved converting the main building to a supermarket which
never happened. The sketch plan was reviewed on 2/23/99 and the preliminary plat on 4/13/99.
2. The owner of record of this particular property is Edgar A. Welch Sole Trustee.
3. This property located at 340 Dorset Street lies within the CD 2 District and Design District 2. It
is bounded on the north by a church and a mixed commercial/residential building, on the east by San
Remo Drive and a commercial building, on the west by Dorset Street, and on the south by a
commercial building.
4. Access/circulation Access is provided via a 30 foot curb cut on Dorset Street, two (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 which is owned by
the applicant's wife. Staff recommended that an access easement be recorded which would reserve
future access to San Remo Drive over the Welch property to the north (23 San Reno Drive). The
provision of access to abutting properties is a requirement for PUD's in the Central District.
5. Circulation on the site is adequate. The parking and vehicular access in front of and along the
south side of the main building will be removed and replaced with landscaping and pedestrian
amenities.
6. Coverage/setbacks: Building coverage is 18.8% (maximum allowed is 40%). Overall coverage
is 78.3% (maximum allowed is 90%).
7. All the existing buildings project either wholly or partially outside of the allowable building
envelope and are therefore noncomplying structures subject to Section 26.002 of the zoning
regulations.
8. 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 are existing within these
envelopes and this proposal will not increase the degree of noncompliance.
9. 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.
10. Parkin,: A total of 47 spaces are required for this project and 73 spaces are being provided
including four (4) handicapped spaces and two (2) bike racks. The note on the site plan regarding
parking should be revised to note that no spaces are required for the workshop but that two (2)
spaces are required for the proposed dwelling unit.
11. Sewer: No additional sewer allocation needed.
12. Landscaping: The minimum landscaping requirement, based on building costs, is $3120 which
is being met. Proposed landscaping includes White Ash, Juniper, Crabapple, Arborvitae, Sandcherry,
Pin Oak and Littleleaf Linden.
13. Traffic: No additional traffic is expected due to the change in use. The applicant was made
aware that the road impact fee is zero (0).
14. Lighting: Exterior lighting will consists of the following:
— one (1) 250 watt metal halide lamp with a downcasting shielded fixture mounted on 12 foot
pole.
— none (9) 100 watt metal halide lamps mounted in the new soffitt with downcasting shielded
fixtures.
— three (3) 100 watt metal halide building mounted lamps mounted on the building above the
three (3) doors with downcasting shielded fixtures.
15. Dumpstev The dumpsters will be stored inside the accessory building.
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16. PUD report: A report addressing the PUD criteria under Section 26.151 of the zoning
regulations was submitted by the applicant.
DESIGN REVIEW
Design details are addressed on Sheets Al and A2 and also in the report entitled "Specifications for
renovations at 340 Dorset Street, So. Burlington," dated 5/28/99.
17. Existing conditions: Photographs have been submitted which show the existing buildings which
are a part of this application and the surrounding buildings.
18. Materials used: This property is located within Design District 2 which allows a wide variety of
both material and high quality man-made materials. The roof will be covered with a standing seam
24 gauge metal roof (sample provided). New siding will be applied to cover the metal panels. The
new siding will consist of "Norandex Sagebrush Super Premium Vinyl Siding" (sample provided).
The gable ends will be covered with vinyl shakes.
19. Colors and Textures used: The color of the roof will be "Hartford Green" and the color of the
siding will be "Woodsman Select Gray."
20. Windows and doors: The renovations will include new windows and doors. The applicant is
proposing two (2) types of modules to fill 20 foot openings. One type will include four (4) fixed glass
windows side by side with an awning type window above each window. The other module is a door
module with one (1) set of windows being narrower in width to accommodate a glass door.
21. Other buildings: The two (2) other buildings on the property will essentially remain the same
visually with the exception of the 3600 square foot accessory building which will be reduced in size
by 1800 square feet. The old siding removed to make the modification will be reinstalled. This
modification makes this building subject to Design Review. A rendering of this building was provided
by the applicant.
22. Other:
— Two (2) monitors will be added to the roof to hide some rooftop apparatus and break-up the
long expanse of the roof. Staff recommended that the rendering be revised to show all
rooftops apparatus including venting pipes.
— the two (2) ground mounted HVAC modules will be screened by a white PVC screen - type
fence with an access door for service.
SIGN DESIGN
23. Free-standing signs Two (2) free-standing signs are proposed and permitted under Section
8(b)(2) of the sign ordinance. These signs are 30.67 square feet in size and the maximum allowed
is 32 square feet.
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24. Wall signs: The applicant is proposing oval shaped wall signs, each approximately 371 square
inches (2.58 square feet). The wall signs will be hand painted and will not be internally lighted.
The master signage plan should be modified to include the wall signs for the small retail building.
The master signage plan should be modified to include the wall signs including the small retail
building.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
design review and final plat applications of Edgar Welch to amend a planned unit development on a
1.7 acre parcel consisting of: 1) a 12,900 square foot building used for equipment rental use, 2) a
1,800 square foot building used for retail use, and 3) a 3,600 square foot accessory structure, 340
Dorset Street. The amendment consists of: 1) converting the 12,900 square foot equipment rental
building to retail use, 2) adding a six (6) foot overhang on the front of the main building, constructing
an 80 square foot entry and making facade alterations, 3) reducing the size of the accessory building
to 1800 square feet, and 4) adding one residential unit to the second floor of the main building, as
depicted on a four (4) page set of plans, page one (1) entitled, "Site Plan, 340 Dorset Street, So.
Burlington, Vermont," prepared by Michael Dugan, A.I.A., dated 1/28/99, last revised 6/l/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 recording to show the changes listed below and shall require
approval by the Director ofPlanning & Zoning (hereinafter Director). Three (3) copies of the revised
plans shall be submitted.
a) The site plan shall be revised to change the note regarding parking requirements to
indicate that no spaces are required for the workshop but that two (2) spaces are required for
the proposed dwelling unit.
b) The building elevation plans shall be revised to show all rooftop apparatus including
venting stacks.
c) A master signage plan showing all signs on the property shall be submitted to the Director
for approval.
d) The site plans shall show ground mounted HVAC equipment and method of screening.
3) Prior to recording the final plat plans, the applicant shall record an access easement which would
reserve future access to San Remo Drive over the Welch property to the north (23 San Remo Drive).
This document shall require approval of the City Attorney.
4) For the purpose of calculating road impact fees under the South Burlington Impact Fee
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Ordinance, the Planning Commission estimates that the change in use will generate zero (0) additional
vehicle trip ends during the P.M. peak hour.
5) The applicant shall post a $3120 landscape bond prior to issuance of a zoning permit. 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) Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved
lights shall require approval by the Director prior to installation.
7) The lighting for the freestanding signs shall be sufficiently screened or placed in a manner so that
the glare of the bulb is not visible from off the property.
8) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer
prior to occupancy of the building.
9) The final plat plan shall be recorded in the South Burlington land records within 90 days or this
approval is null and void. The plat plan shall be signed by the Planning Commission Chair or Clerk
prior to recording.
10) The Commission's approval of the free standing and wall sign typicals is for compliance with
Section 4 of the sign ordinance. Whether or not this sign complies with all other sections of the sign
ordinance shall be determined by the Code Officer. Final design of each sign may be approved by
planning staff provided each sign complies with the approved typical (i.e., dimensions, hand painted,
not interior lighted, etc). Any change to the sign typical shall require approval by the Planning
Commission.
Chairman or Clerk
South Burlington Planning Commission
Date
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