HomeMy WebLinkAboutSD-99-77 - Decision - 0002 0004 Market Street#SD-99-77
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, final plat and design review applications of Katherine Lesser to amend a planned
unit development consisting of 96,800 square feet of general office and shopping center use in four
buildings, 100 Dorset Street.
On the 2 1 " day of December, 1999, the South Burlington Development Review Board approved the
final plat and design review applications of Katherine Lesser under Section 204 of the South
Burlington Subdivision Regulations and Section 24.20 of the South Burlington Zoning Regulations
based on the following findings:
1. This project consists of amending an approved planned unit development consisting of 96, 800
square feet of general office and shopping center use in four (4) buildings. The amendment consists
of constructing 2105 square feet of mezzanine space. The sketch plan was reviewed on 8/17/99.
2. This property located at 100 Dorset Street and 2 & 4 Market Street lies within the C 1 and CD 1
Districts. It is bounded on the north by a commercial building used for personal service and retail, on
the east by the Ramada Inn and undeveloped property, on the south by the Anchorage Motor Inn and
Market Street, and on the west by Dorset Street.
3. Access/circulation: No changes.
4. Coverage/setbacks: CD 1 District: Building coverage is decreasing from 48.7% to 48.4%
(maximum allowed is 90%). Overall coverage is increasing from 83.0% to 83.4% (maximum allowed
is 90%).
Setback requirements are met.
5. Pam: A total of 465 spaces are required and 445 spaces are provided. This represents a 20
space of 4.3% shortfall. The Planning Commission approved a 10 space or 2.2% waiver for this
property.
6. Landscaping: The minimum landscaping requirement, based on building costs, is $5100 which is
not being met. No additional landscaping proposed or recommended.
7. Floor Area Ratio (F.A.R.): The F.A.R. within the CD1 District is 0.23 (maximum allowed is 0.8)
8. Traffic: This property is approved for 626 vehicle trip ends (vte's) during the P.M. peak hour.
Based on the new ITE Trip Generation Manual the existing buildings and the proposed expansion are
estimated to generate 624 vte's. The applicant was made aware that the road impact fee is zero (0).
9. Lighting; No additional exterior lights proposed. The existing flood light should be eliminated or
replaced with a downcasting shielded fixture approved by the Director of Planning & Zoning prior to
permit issuance.
10. Sewer: No additional allocation requested.
11. Dumpsters: The applicant is proposing to store their dumpsters in a fenced -in area on the east
side of the building which faces the future Mary Street extension. Currently, other tenants including
the applicant, are storing their dumpsters, crates, boxes and other material on that same side of the
building without approval in areas that are not screened. Condition #11 of the 2/20/96 approval for
this building states:
"Based on the expressed representation of the applicant, the east and south sides of Building `B" shall
be designed in an attractive manner considering that Corporate Way is a public road and Mar Street
extension is planned to be a public road" (emphasis added).
It was stars position that dumpster storage areas, screened or not, are not appropriate along the east
side of the building given that Mary Street will be extended sometime in the future. Staff
recommended that the approved screened dumpster storage area on the north side of the building be
enlarged and/or a new screened dumpster storage area be constructed north of the building adjacent
to the Ramada as discussed at the on -site visit. The applicant submitted a plan showing five (5)
screened dumpsters in this area. The plan on which the new dumpster storage is shown is not the "as -
built" plan that was previously submitted. The applicant submitted two (2) plans for the Board's
consideration. Plan # 1 is the same plan presented at the last meeting and Plan #2 is the inaccurate
plan with the new dumpster storage area. If the plan with the new dumpster area is approved, it
should be revised to show the "as -built" conditions.
Design Review: The Design Review Committee reviewed this proposal at their October 25, 1999
meeting. They did not recommend any changes to the plan.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves the
final plat and design review applications of Katherine Lesser to amend an approved planned unit
development consisting of 96,800 square feet of general office and shopping center use in four (4)
buildings. The amendment consists of adding 2105 square feet of mezzanine space (shopping center
use) resulting in a total square footage of 98,905 square feet, 4 Market Street, as depicted on a three
(3) page set of plans, page two (2) entitled "100 Dorset Street Complex 100 Dorset Street South
Burlington, VT", prepared by Judge Development Corporation, dated 12/8/97, last revised on
10/18/99, 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 below and shall require approval of the Director
of Planning & Zoning. Four (4) copies of the approved revised plat plan shall be submitted to the
Director of Planning & Zoning prior to recording.
a) The plat plan (last revised on 10/18/99) shall be revised to show the new five (5)
dumpster storage area as it is shown on the plan dated 3/5/98 with appropriate
screening to be approved by staff.
b) The plat plan (last revised on 10/18/99) shall be revised to convert the two (2)
triangular shaped paved areas at the north east corner of the building back to green
space which shall be seeded in the spring.
c) The plat plan (last revised on 10/18/99) shall be revised to eliminate the proposed
stockade fence extension proposed on the east side of the building.
d) The final plat plan (last revised on 10/18/99) shall be revised to show the correct
building coverage information.
3. Pursuant to Section 26.105(a) of the zoning regulations, the Development Review Board grants
the applicant a $5100 credit for existing landscaping on the property.
4. The Development Review Board approves a total of 443 spaces, which represents a 22 space or
4.7% shortfall, pursuant to Section 26.256(b) of the zoning regulations. It is the Development
Review Board's opinion that adequate parking will be available.
5. There shall be no unscreened outside storage of any materials along the east side of the building.
6. All exterior lighting shall consists of downcasting shielded fixtures. Any change to approved lights
shall require approval of the Director of Planning & Zoning prior to installation. The existing
floodlight shall be eliminated or replaced with a downcasting shielded fixture approved by the
Director of Planning & Zoning prior to permit issuance.
7. The parallel parking spaces along the east and north east sides of the building shall be striped.
8. Any change to the plat plan shall require approval by the South Burlington Development Review
Board.
9. The final plat plan shall be recorded in the land records within 90 days or this approval is null and
void. The plan shall be signed by the Board Chair or Clerk prior to recording.
Chair or Clerk
South Burlington Development Review Board
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