HomeMy WebLinkAboutSD-97-0001 - Decision - 0345 Dorset StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT S D- 7- 0661
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 26th day of August, 1997, the South Burlington Planning
Commission approved the request of Dorset Holdings, Inc. for
preliminary plat approval under Section 203 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 sketch
plan was reviewed on 1/28/97.
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. 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
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Potentilla. Staff was concerned that the White Pine trees are too
close to Dorset Street and may be affected by road salt. Applicant
will consider substituting a more salt tolerant species for these
White Pines.
7. Density: The maximum residential density allowed on lot #1 is
32 units (25 x 1.28 acres) and 25 units are proposed. Applicant
should indicate the square footage of smallest unit. 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
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.
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the preliminary 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 nine (9) 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 6/30/97, 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 final plat submittal as
follows:
a) The landscaping plan shall be revised to substitute a salt
tolerant tree species for the proposed White Pine trees along
Dorset Street.
b) The site plan shall be revised to indicate the snow
storage area.
c) The subdivision plat and site plan shall be revised to
show a 20 foot drainage easement crossing the property
including the proposed relocated section. The drainage pipe
may be offset and not necessarily be centered within the
easement.
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 final plat submittal shall include the square footage of
the smallest dwelling unit.
5) 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.
6) 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.
7) 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.
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8) The words "Fire Lane" shall be painted on the pavement along
the westerly edge of the paved area south of the parallel parking
spaces.
9) Prior to final plat, the applicant shall identify existing
trees that could potentially be saved in the proposed green strip
along the western boundary of lot #1.
10) The final plat application shall be submitted within 12 months
or this approval is null and void.
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Chairman or Clerk
South Burlington Planning Commission
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Date
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