HomeMy WebLinkAboutSD-99-16 - Decision - 0340 Dorset Street#SD-99-16
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 1) 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 13th day of April, 1999, the South Burlington Planning Commission approved the request of
Edgar Welch for preliminary plat approval under 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.
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. A one-way access drive is proposed within the front yard.
Staff recommended that no vehicular access/parking be provided in the front yard along Dorset
Street.
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. The applicant has
eliminated the previous proposal for parking in the front yard along Dorset Street. As
indicated above, staff would prefer to see lawn and landscaping along the front and south side of the
building.
9. Floor Area Ratio (F.A.R.): The base maximum density of development cannot exceed an F.A.R.
of 0.5. This project has an F.A.R. of 0.22.
10. Parking: A total of 47 spaces are required for this project and 75 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
and Pin Oak. Staff recommends that the proposed Ash trees along San Remo Drive be increased in
size to a minimum 2 1 /2" caliper. Staff also recommends that the applicant plant a few street trees
in the front yard along Dorset Street.
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.
— seven (7) 250 watt metal halide building mounted floodlights. Applicant should substitute a
downcasting shielded fixture for these floodlights which has been approved by the Director
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of Planning & Zoning.
three (3) 100 watt metal halide building mounted lamps. Applicant should provide further
details of this light to be certain that the light source is shielded.
Staff recommended that an attractive light fixture be used, one that fits into and enhances the design
improvements being made for this building.
15. Dumpster: The dumpsters will be stored inside the accessory building.
16. PUD report: The final plat submittal should include a report addressing the PUD criteria under
Section 26.151 of the zoning regulations.
DESIGN REVIEW
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 "Regal Blue" and the color of the siding
will be "Woodsman Select Gray." Staff questions whether "Regal Blue" is appropriate.
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. All information required for Design
Review should be submitted (see Section 24.301(d) of the zoning regulations.
22. Other:
no rooftop devices proposed
the two (2) ground mounted HVAC modules will be screened by a white PVC screen - type
fence with an access door for service.
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the elevations for the main building should be revised to show the entry and the electrical
service.
SIGN DESIGN
23. Free-standing signs The applicant has submitted information on the proposed signage. Three
(3) free-standing signs are proposed and only two (2) free-standing signs are permitted under Section
8(b)(2) of the sign ordinance. The proposed free-standing sign which is not allowed is at the
northerly San Remo Drive entrance. It was staffs position that this sign is not allowed because it is
not on the applicant's property nor is it on property which is part of this PUD.
24. The size of the main sign (sign A) appears to exceed the 32 square foot size limitation and the
12 foot height limit. Staff measured this sign to be 50 square feet. The applicant should redesign this
sign to meet the requirements. The secondary sign (sign B) appears to meet the requirement. Staff
measured this sign to be 30.7 square feet.
25. Wall sins: The applicant is proposing a total of 11 oval shaped wall signs, each approximately
371 square inches (2.58 square feet). Each tenant will have 720 square feet of signable wall area
which results in 36 square feet of signage allowable per tenant. It is proposed that there would be
five (5) tenants in the main building. Since each business is allowed a maximum of two (2) signs, one
(1) of the 1 1 signs must be eliminated.
The master signage plan should be modified to include the wall signs for the small retail building.
The applicant has indicated that each sign will be hand painted.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
preliminary plat 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) 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, "Plat of Survey Edgar A. & Bette Ann Welch Property
Dorset Street So. Burlington, VT.," prepared by Warren A. Robenstein, dated January, 1995, with
the following stipulations:
1) All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
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2) Design Review approval is not granted at this time. The final plat submittal shall include more
detailed architectural renderings and information.
3) The plans shall be revised prior to final plat submittal as follows:
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 landscaping plan shall be revised to show several street trees in the front yard along
Dorset Street.
c) Building elevation plans for the accessory building shall be submitted which includes all
information required under Section 24.301(d) of the zoning regulations.
d) The building elevation plan for the main building shall be revised to show the proposed
entry on the west side of the building. The elevation plan shall also incorporate many of the
details outlined in the specifications report dated 4/30/99 including building mounted lights,
electrical service, roof details, color of window glazing, color of siding and trim, and other
information. These plans shall also incorporate proposed wall sign typicals.
e) The master signage site plan shall be revised to eliminate the free-standing sign proposed
for the northerly San Remo Drive entrance.
f) The plan drawing showing the dimensions of the main sign (sign A) shall be revised to not
exceed 12 feet in height and 32 square feet in overall dimensions.
g) The master signage plan for wall signs shall be revised to eliminate one (1) wall sign to
reflect the sign ordinance's limitation of two (2) wall signs per business.
h) The master signage plan shall be revised to include the wall signs for the small retail
building.
i) The site plan shall be revised to show the water and sewer lines serving each building.
j) The site plan shall be revised to show the method of draining the site.
k) The plan shall be revised to eliminate the access road in front of the building along Dorset
Street. The parking along the south and southeast corners of the building shall be revised
accordingly.
4) Prior to recording the final plat plans, the applicant shall record an access easement which would
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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.
5) For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Planning Commission estimates that the change in use will generate zero (0) additional
vehicle trip ends during the P.M. peak hour.
6) 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.
7) Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved
lights shall require approval by the Director prior to installation. The final plat submittal shall include
details (cut -sheets) for a downcasting and shielded light fixture to substitute for the proposed
floodlights. The final plat submittal shall also include additional details of the proposed three (3) wall
pack lights to be certain that the light source is shielded.
8) The final plat submittal shall include a report addressing the PUD criteria under Section 26.151
of the zoning regulations.
9) The lighting for the freestanding signs shall be sufficiently screened or placed in a manenr so that
the glare of the bulb is not visible from the public street r.o.w.'s.
10) The final plat submittal shall include a color for the new roof other than "Regal Blue" and shall
include a color sample.
11) 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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Date
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