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Home My WebLink AboutSD-97-0000 - Decision - 0345 Dorset StreetFINDINGS OF FACT & DECISION STATE OF VERMONT >V j COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Dorset Holdings, Inc., to: 1) subdivide a 1.68 acre lot into three (3) lots of 0.2, 0.2, and 1.28 acres, and 2) construct a 24 unit planned residential development on the 1.28 acre parcel, 345 Dorset Street. On the 215t day of October, 1997, the South Burlington Planning Commission approved the request of Dorset Holdings, Inc. for final plat approval under Section 204 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of: 1) subdividing a 1.68 acre parcel into three (3) lots of 55,789 square feet (lot #1), 8775 square feet (lot #2), and 8,792 square feet (lot #3), and 2) constructing 24 multi -family units in three (3) buildings on lot #1. The preliminary plat was approved on 8/26/97. 2. This property located at 435 Dorset Street lies within the CD3 and R4 Districts. It is bounded on the north by residences, on the west by Sherry Road and residences, on the south by a residence and office building, and on the east by Dorset Street. 3. Access/circulation: Access to lot #1 is proposed to be via two (2) shared curb cuts on Dorset Street, one (1) at either end of the property. Section 26.103(a) of the zoning regulations states that "unless specifically approved by the Planning Commission there shall be a maximum of one driveway per lot accessing a public street." Staf f did not see a problem with the two ( 2 ) accesses since they are to be shared with adjoining properties. These two (2) driveways were approved by the Commission as part of preliminary plat approval (condition #3). Access to lots #2 and 3 will be via individual driveways off Sherry Road. Circulation on the site is adequate. 4. Coverage/setbacks: Lot #1: Building coverage is 27% (maximum allowed is 50%). Overall coverage is 75% (maximum allowed is 80%). Setback requirements are met. 5. Parking: A total of 54 parking spaces are required for the multi -family project and 54 spaces are proposed. A bike rack is provided as required under Section 26.253(b) of the zoning regulations. 6. Landscaping: The minimum landscaping requirement, based on building costs, is $19,890 which is being met. Proposed plantings include: Littleleaf Linden, Red Maple, White Birch, Crabapple, White Pine, Blue Spruce, Lilac, Juniper, Arborvitae, Spirea and Potentilla. This plan incorporates preliminary plat condition #2a requiring the landscape plan to be revised to substitute a salt tolerant tree species for the proposed White Pine trees. The plan also shows several existing Maple trees along the western boundary which will be preserved. 7. Density: The maximum residential density allowed on lot #1 is 32 units (25 x 1.28 acres) and 25 units are proposed. Applicant indicated the square footage of the smallest unit is 1100 square feet. Lots #2 and 3, located in R4 District, total 0.4 acres which allows only 1.6 units. Two (2) units are proposed. The ZBA on 3/24/97 granted the applicant a variance to allow a greater density than permitted. 8. Lot size/frontage: Lots #2 and 3 do not meet the minimum lot size requirement of 9500 square feet. These lots also do not meet the 80 foot frontage requirement. The ZBA on 3/24/97 granted the applicant a variance to allow these lots to have less frontage and a smaller lot size than permitted. Lot #1 meets the minimum lot size requirement of 12,000 square feet. There is no minimum frontage requirement in the CD3 District. 9. Building height: The building height limitations provided in Section 14.403 of the zoning regulations are being met. The eave height is 23.8 feet (maximum allowed is 25 feet). The roof peak height is 36.8 feet (maximum allowed is 45 feet). 10. Floor Area Ratio (F.A.R.): The proposed F.A.R. is 0.49 (maximum allowed is 0.5). 11. P.U.D. Report: The applicant submitted a report addressing the P.U.D. criteria contained in Section 26.151 of the zoning regulations. 12. Sewer: The sewer allocation request for this project is 6,480 gpd (includes 20% reduction allowed by State). The applicant will be required to pay the per gallon fee prior to permit issuance. 13. Traffic: The applicant estimates that the multi -family project will generate 21 vehicle trip ends (vte's) during the P.M. peak hour. 14. Impact fees: The applicant was made aware that this project is subject to school, recreation and road impact fees. 15. Lighting: Exterior lighting will consists of eight (8) 175 watt metal halide lamps with downcasting shielded fixtures mounted 2 on six (6) foot poles. Details of any building mounted lights should be approved by the City Planner prior to permit issuance. 16. Other: --- plan should indicate the snow storage area. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the final plat application of Dorset Holdings, Inc. to: 1) subdivide a 1.68 acre lot into three (3) lots of 0.2, 0.2, and 1.28 acres, and 2) construct a 24 unit planned residential development on the 1.28 acre parcel, 345 Dorset Street, as depicted on a seven (7) page set of plans, page one (1) entitled, "Dorset Holdings, Inc. 345 Dorset Street So. Burlington, VT. Subdivision Plat," prepared by Trudell Consulting Engineers, Inc., dated 9/18/97, and on an elevation drawing Al, dated 10/21/97 with the following stipulations: 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) The plat plan shall be revised to show the changes listed below and shall require approval of the City Planner. Three (3) copies of the approved revised plat plan shall be submitted to the City Planner prior to recording. a) The subdivision plat plan shall be revised to include metes and bounds information for the utility easements so they can be established in the field. 3) Pursuant to Section 26.103(a) of the zoning regulations, the Planning Commission approves two (2) driveways for lot #1 accessing Dorset Street. 4) The Planning Commission approves a sewer allocation of 6,480 gpd (includes 20% reduction allowed by State). The applicant will be required to pay the per gallon fee prior to permit issuance. 5) Prior to issuance of a zoning permit, the applicant shall post a $19,890 landscape bond. 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) All new exterior lighting shall consist of downcasting shielded fixtures so as not to cast light beyond the property line. Any change in lighting shall be approved by the City Planner prior to installation. Details of any building mounted lights shall be approved by the City Planner prior to permit issuance. 3 7) The words "Fire Lane" shall be painted on the pavement along the westerly edge of the paved area south of the parallel parking spaces. 8) The legal documents for the storm drain easement shall be approved by the City Attorney and recorded in the land records prior to permit issuance. 9) The concrete thickness of the sidewalks where they cross driveways shall be eight (8) inches thick. 10) Any changes to the plat plan shall require approval of the South Burlington Planning Commission. 11) The final plat plans (sheet 1, and the subdivision plat) shall be recorded in the land records within 90 days or this approval is null and void. The plans shall be signed by the Planning Commission Chair or Clerk prior to recording. Prior to recording the final plat plans, the applicant shall submit a copy of the survey plat in digital format. The format of the digital information shall require approval of the City Planner. 12. Based on the expressed representation of the applicant, the applicant will allow the property owner to the south to tie into the applicant's drainage system. A plan for accommodating the connection shall be submitted to the City Engineer for review. The installation of the drainage pipe on the applicant's property, from the southernmost catch basin to the southern property line, shall be done during construction of the southern portion of the project. 13. Based on the expressed representation of the applicant, the northernmost and southernmost elevations of the complex shall consists of brick. Burlington I Chairman or Clerk Datb 4