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HomeMy WebLinkAboutSP-92-0000 - Decision - 0350 Dorset StreetFINDINGS OF FACT & DECISION STATE OF VERMONT �' 2� 6)66 COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Eric Fleggenheimer, d.b.a. EMA, Inc. for conversion of a vacant 7,680 square foot building to retail use, 350 Dorset Street. On the 21st of May, 1992 the South Burlington Planning Commission approved the request of Eric Fleggenheimer, d.b.a. EMA, Inc. for site plan review under Section 19.10 of the South Burlington Zoning Regulations based on the following findings: 1. Vermont Federal Bank is the record owner of the property which is the subject of this application. This property is located at 350 Dorset Street. 2. This property is currently developed with a vacant 7,680 square foot building. The previous use of this building was a truck repair shop. This proposal would convert this building to retail space for 2-4 retail units. 3. This property is located at 350 Dorset Street and is within the Central District 2 zone. It is bounded on the north by a fabric store and beauty salon (Dorset Street) and a radiator repair shop (San Remo Drive), on the south by Champlain Oil's trucking terminal, on the east by San Remo Drive and on the west by Dorset Street. 4. Access/circulation: Access will be provided by a 30 foot curb cut on Dorset Street, in conformance with the Dorset Street reconstruction plans, and a 24 foot curb cut on San Remo Drive. Traffic circulation on the site is acceptable. 5. Coverage: Building coverage will be 16.3% (maximum allowed is 40%). Overall coverage will be 83.1% (maximum allowed is 90%). 6. Setbacks: The existing building does not meet the front yard setback requirements and the rear of the building extends beyond the 80 foot building envelope. This building is therefore a noncomplying structure. The proposed 71x100' canopy along the south side of the building extends beyond the 80 foot building envelope on both the east and west sides of the envelope. (The 80 foot building envelope requirement was adopted by the City Council on May 4, 1992 and took affect on May 25, 1992). 7. Landscaping: The landscaping requirement for this project is $6,000 which will be met. Plantings will include Birch, Ash, Red Maple, Cedar, Lilac and Flowering Crab. 8. Parking: This project requires a total of 43 parking spaces and 43 spaces are being proposed including two (2) handicapped spaces. Parking stall dimensions and aisle widths meet minimum requirements. 9. F.A.R. (Floor Area Ratio): The floor area ratio for this project is .15 (maximum allowed is .5). 10. Alterations: This building is proposed to be altered by adding a 7'x100' canopy along the south side of the building and adding a 12'xl2' canopy on the north side of the building. 11. Traffic: This property is in Traffic Overlay Zone 6 which allows this property to generate a maximum of 58.8 vehicle trip ends (vte's) during the P.M. peak hour. Based upon a trip generation analysis submitted by the applicant the property is estimated to generate 51 to 67 vte's during the P.M. peak hour, depending on whether furniture store or "specialty retail" retail uses is assumed for the remaining 4,400 square feet not to be occupied by Net Result. In 1989, the Planning Commission approved a limit of 70 vte/hour for the property, 11 vte's above the 59 vte limit set by zoning. The increase was allowed based on traffic improvements to be realized by the completed Dorset Street project. 12. Lighting: Proposed exterior lighting consists of five (5) 250 watt lights on 20 foot poles with sharp cutoff luminaries. These lights are located along the south boundary line. 13. Other: A new compressor pad is proposed to be located 43 feet from the Dorset Street r.o.w. line. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Eric Fleggenheimer, d.b.a. EMA, Inc. for conversion of a vacant 7,680 square foot building to retail use as depicted on a site plan entitled, "Site Plan, 350 Dorset Street", prepared by Leonard Duffy and Associates and dated 4/16/92, last revised 5/4/92, with the following stipulations: 1) The applicant shall post a $6,000, 3-year landscaping bond prior to issuance of a zoning/building permit. The plan shall be revised prior to permit to show: a) the existing gravel areas, which are not to be used for parking and circulation, converted to lawn, and b) the plantings along San Remo Drive setback at least 32 feet from the San Remo Drive centerline. 2) A sewer allocation of 225 gpd is granted. The applicant shall pay the $2.50 per gallon fee prior to issuance of a zoning/building permit. 3) All lighting shall be downcasting, shielded luminaire and shall not cast light beyond the property line. 4) The plan shall be revised prior to issuance of a zoning/building permit to show the following: a) The proposed compressor pad setback at least 50 feet from the Dorset Street r.o.w. b) Drainage system including underground pipe system, pipe size and invert elevations. The drainage system shall be approved by the City Engineer. 5) The applicant shall be made aware that approval of this site plan does not constitute approval to alter the noncomplying structure. Alterations to noncomplying structures are prohibited in Section 1.80 of the Central District Ordinance. Compliance with Section 1.80 shall be determined by the Zoning Administrator at time of permit application. 6) This property is located within Traffic Overlay Zone 6 which allows uses on this property to generate 59 vehicle trip ends (vte's) during the peak hour. Based on ITE trip generation rates for code #850 (supermarket) and code #814 (specialty retail), it is estimated that the proposed use will generate 67 vte's during the peak hour. Section 17.50 of the zoning regulations allows the Planning Commission to approve peak hour volumes above the normal standard if the Commission determines that other improvements will produce a net benefit for traffic flow in the vicinity. It is the Commission's determination that the Dorset Street project will greatly improve traffic safety to and from this site and therefore approves the additional peak hour vte's estimated to be generated by this project. Approval of this project is conditioned on use of the building for 43% supermarket (3,280 square feet) and 57% specialty retail (4,400 square feet), or 100% specialty retail. In addition, this property is limited to a maximum peak hour trip generation of 67 vte's. In order to assure compliance with these conditions, the City Planner shall approve any new tenant prior to occupancy. 7. The zoning /building permit shall be obtained within 6 months or this approval is null and void. Chairman L__ "_"___-'__ South Burlington Planning Commission to 7 - �,- 'Date