HomeMy WebLinkAboutSD-04-47 - Decision - 0200 Old Farm RoadCITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING & ZONING
VERIZON - PLANNED UNIT DEVELOPMENT
FINAL PLAT APPLICATION #SD-04-47
FINDINGS of FACT AND DECISION
Verizon New England, Inc., hereafter referred to as the applicant, is requesting final plat
approval for a project to amend a previously approved planned unit development consisting of
117 multi -family residential units in 16 buildings. The amendment consists of: 1) constructing
an 11' x 17'5" utility hut, and 2) adding decorative fencing along the Hinesburg Road and
Eldredge Street frontage, 33 Eldredge Street. The South Burlington Development Review
Board held a public hearing on July 20, 2004. Kevin Smith represented the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
1. The applicant is requesting final plat approval for a project to amend a previously approved
planned unit development consisting of 117 multi -family residential units in 16 buildings. The
amendment consists of: 1) constructing an 11' x 17'5" utility hut, and 2) adding decorative
fencing along the Hinesburg Road and Eldredge Street frontage, 33 Eldredge Street.
2. The owner of record is Homestead Design, Inc.
3. The subject property is located in the Residential 12 (R12) Zoning District.
4. The plans consist of a four (4) page set of plans, page one (1) entitled, "Verizon New
England, Inc Telecommunications Site Property of Homestead Design, Inc. South Burlington,
Vermont", prepared by Dunroven Associates, dated July 2003, last revised on 1/29/04.
PLANNED UNIT DEVELOPMENT STANDARDS
(a) Sufficient water supply and wastewater disposal capacity is available to meet the
needs of the project.
This criterion is not applicable to the proposed project.
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(b) Sufficient grading and erosion controls will be utilized during and after construction
to prevent soil erosion and runoff from creating unhealthy or dangerous conditions
on the subject property and adjacent properties.
The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of
the South Burlington Land Development Regulations. In addition, the grading plan shall meet the
standards set forth in Section 16.04 of the South Burlington Land Development Regulations.
(c) The project incorporates access, circulation and traffic management strategies
sufficient to prevent unreasonable congestion of adjacent roads.
The proposed structure will not create a significant amount of additional traffic, so this criterion
is not applicable to the proposed project.
(d) The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as identified in the Open Space Strategy, and any unique
natural features on the site.
The plans submitted by the applicant show the wetlands on the property. The proposed structure
will not encroach into any wetlands or wetland buffers.
(e) The project is designed to be visually compatible with the planned development
patterns in the area, as specified in the Comprehensive Plan and the purpose of the
zoning district(s) in which it is located.
The proposed utility but consists of a 17'5" x 10'l 1" building, which is visually compatible with the
existing residential buildings.
(t) Open space areas on the site have been located in such a way as to maximize
opportunities for creating contiguous open spaces between adjoining parcels
and/or stream buffer areas.
This criterion is not applicable to the proposed project.
(g) The layout of a subdivision or PUD has been reviewed by the Fire Chief or
(designee) to ensure that adequate fire protection can be provided.
This criterion is not applicable to the proposed project.
(h) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines
and lighting have been designed in a manner that is compatible with the extension
of such services and infrastructure to adjacent landowners.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
(i) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
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The City Engineer reviewed and approved the plans.
SITE PLAN REVIEW STANDARDS
(a) The site shall be planned to accomplish a desirable transition from structure to site,
from structure to structure, and to provide for adequate planting, safe pedestrian
movement, and adequate parking areas.
This criterion is met through the proposed project.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
This criterion is not applicable to the proposed project.
(c) Without restricting the permissible limits of the applicable zoning district, the
height and scale of each building shall be compatible with its site and existing or
adjoining buildings.
This criterion is not applicable to the proposed project.
(d) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
It has already been noted that pursuant to Section 15.13(E) of the Land Development
Regulations, any new utility lines, services, and service modifications shall be underground.
The DRB shall encourage the use of a combination of common materials and architectural
characteristics, landscaping, buffers, screens and visual interruptions to create attractive
transitions between buildings of different architectural styles.
This criterion is not applicable to the proposed project.
(e) Proposed structures shall be related harmoniously to themselves, the terrain and to
existing buildings and roads in the vicinity that have a visual relationship to the
proposed structures.
The proposed project is part of a residential planned unit development. The proposed structure
related harmoniously to the existing buildings.
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(a) The reservation of land may be required on any lot for provision of access to
abutting properties whenever such access is deemed necessary to reduce curb
cuts onto an arterial of collector street, to provide additional access for emergency
or other purposes, or to improve general access and circulation in the area.
This criterion is not applicable to the proposed project.
(b) Electric, telephone and other wire -served utility lines and service connections shall
be underground. Any utility installations remaining above ground shall be located
so as to have a harmonious relation to neighboring properties and to the site.
It has already been noted that pursuant to Section 15.13(E) of the Land Development
Regulations, any new utility lines, services, and service modifications shall be underground.
(c) All dumpsters and other facilities to handle solid waste, including compliance with
any recycling or other requirements, shall be accessible, secure and properly
screened with opaque fencing to ensure that trash and debris do not escape the
enclosure(s).
This criterion is not applicable to the proposed project.
(d) Landscaping
Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and
screening shall be required for all uses subject to site plan and/or planned unit development
review.
The applicant has stated that the proposed building will costs $36,000. Pursuant to Table 13-9 of
the Land Development Regulations, the minimum landscape requirement for the proposed project
is $1,080. The applicant has proposed $2,584 worth of new landscaping on the property.
(a) The facility shall serve the City of South Burlington and/or immediately adjacent
communities.
The proposed facility will serve the City of South Burlington.
(b) The minimum required lot for a public utility cabinet, substation, or
communication relay station may be reduced from the zoning district
requirements, at the discretion of the Development Review Board. In the event
that the facility shall be erected on property not owned by the utility, the
Development Review Board shall require that the facility be located unobtrusively.
The applicant is not requesting a reduction in the allowable minimum lot size for this project.
(c) If the parcel containing the facility is landlocked, there shall be a recorded
easement or permission granting access to the utility or owner of the facility.
The parcel containing the proposed facility has frontage on Eldredge Street.
(d) There shall be suitable fencing to protect the public and sufficient landscaping
with evergreens of sufficient height and density to screen effectively the facility
from surrounding property.
The applicant is proposing an adequate amount of landscaping to screen this facility.
(e) There shall be adequate off-street parking for maintenance, service, or other
vehicles.
The proposed utility but has frontage on a public street, which can be used for the parking of
maintenance, service, or other relative vehicles.
(0 The location of the facility shall be shown on all relevant site plans.
The location of the proposed structure is depicted on the relevant site plans for the project
(g) The Development Review Board may require setbacks or attach other conditions
in order to prevent any hazard to the public or noise nuisance to surrounding
property.
The proposed structure is 12' from the edge of the right-of-way. The applicant is requesting an
18' setback waiver from the standard 30' front yard setback required in the R12 Zoning District.
The Development Review Board may grant this setback waiver of 18' pursuant to Section
15.02(A) of the Land Development Regulations. The Board supports this setback waiver.
(h) A facility that would be a nuisance to surrounding properties due to smoke, gas,
heat, odor, noise, or vibration shall not be permitted in any district.
The proposed facility will not be a nuisance to surrounding properties due to smoke, gas, heat,
odor, noise, or vibration.
Other
The applicant submitted lighting details, but did not include details on the actual lighting fixture
types.
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�An�p // DECISION
Motion by MAM boq</ C-4 seconded by 6 16g-
to Final Plat Application #SD-04-47 of Verizon New England, Lbject to the followi g conditions:
1. All previous approvals and stipulations shall remain in full effect, except as amended herein
2. This project shall be completed as shown on the plans submitted by the applicant and on file
in the South Burlington Department of Planning & Zoning.
3. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03
of the South Burlington Land Development Regulations. In addition, the grading plan shall meet
the standards set forth in Section 16.04 of the South Burlington Land Development Regulations.
4. The applicant shall submit complete exterior lighting details for the proposed structure, in
compliance with Appendix D of the Land Development Regulations, prior to permit issuance.
5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
6. Prior to issuance of a zoning permit, the applicant shall post a $1080 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. Pursuant to Section 15.02(A) of the Land Development Regulations, the Board grants an
18-foot front setback waiver and allows the proposed building to be 12 feet from the front
property line.
8. Any changes to the final plat plans shall require approval of the South Burlington
Development Review Board.
9. The final plat plans (survey plat and sheet 3) shall be recorded in the land records within 90
days or this approval is null and void. The plans shall be signed by the Board 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
Director of Planning and Zoning.
M
Chuck Bolton - yea/nay/abstain of presen
Mark Boucher yenay/abstain/not
nay/abstain/not present
John Dinklagenay/abstain/not present
Roger Farley - present
Michele Kupersmith - onay/abstain/not present
Larry Kupferman - ea/nay/abstain of presen
mby Gayle Qui- Onay/abstain/not prese
Motion Carried by a vote ofS-O -
Signed this � c day of July, 2004 by
John Dinklage, Chair
Please note: You have the right to appeal this decision to the Vermont Environmental Court,
pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is
issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this
decision at some future time may be lost because you waited too long. You will be bound by
the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality).
1WR