HomeMy WebLinkAboutSP-11-21 - Decision - 0264 Quarry Hill Road#SP-11-21
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
RALPH DESLAURIERS, JR. — 264 QUARRY HILL ROAD
SITE PLAN APPLICATION #SP-11-21
FINDINGS OF FACT AND DECISION
Ralph DesLauriers Jr., hereinafter referred to as the applicant, is seeking to amend a previously
approved plan for a 32 unit multi -family dwelling. The amendment consists of: 1) adding a
utility cabinet, 2) removing and relocating light poles, 3) relocating a catch basin, 4) revising
grading for front sidewalk, and 5) relocating front retaining wall, 264 Quarry Hill Road.
The Development Review Board held a public hearing on July 19, 2011. The applicant was
represented by Mr. Skip McClellan.
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:
FINDINGS OF FACT
1. The applicant is seeking to amend a previously approved plan for a 32 unit multi -family
dwelling. The amendment consists of 1) adding a utility cabinet, 2) removing and relocating
light poles, 3) relocating a catch basin, 4) revising grading for front sidewalk, and 5) relocating
front retaining wall, 264 Quarry Hill Road.
2. The owner of record of the subject property is Cupola Golf Course, Inc.
3. The subject property is located in the Residential 12 Zoning District.
4. The application was received on June 6, 2011.
5. The plan submitted consist of a two (2) page set of plans, page one entitled, "Quarry Hill
Subdivision South Burlington Vermont, Site Plan- QHC Lot #2", prepared by Llewellyn -Howley
Inc., dated 05/31/11.
DIMENSIONAL REQUIREMENTS
6. Building coverage is remaining the same and is unchanged from previous approvals.
7. Setback requirements are being met and are unchanged from previous approvals.
SITE PLAN REVIEW STANDARDS
Section 14.06 establishes the following_ general review standards for all site plan applications:
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14.06(A) Relationship of Proposed Development to the City of South Burlington
Comprehensive Plan.
The proposed project modifications are in keeping with the recommended actions of the
Comprehensive Plan to allow for development while protecting natural resources and promoting
a healthy and safe environment.
14.06(B) Relationship of Proposed Structures to the Site.
14.06(B)(1) 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.
The building was previously approved and no changes are proposed. None of the above
standards are affected by the proposed site modifications. The revised stair / grading will not
affect pedestrian movement. The relocation of the catch basin in the parking lot will not affect
the availability of parking.
14.06(B)(2) Parking.
No changes are proposed as a part of this application.
14.06(B)(3) 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.
No changes to buildings are proposed as a part of this application.
14.06(B)(4) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
1. All new utility lines, services, and service modifications shall be underground.
14.06(C) Relationship of Structures and Site to Adjoining Area.
14.06(C)(1) 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.
14.06(C)(2) 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
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No substantial changes to the site are proposed as a part of this application that would affect its
relationship to adjoining areas. The rubble used in the retaining wall is consistent with other
materials on the site and in the area.
In addition to the above general review standards site plan applications shall meet the following
specific standards as set forth in Section 14.07 of the Land Development Re ations•
14.07 Specific Review Standards
14.07 (A) Access to Abutting Properties. 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.
No changes to the access to abutting properties is proposed as a part of this application. Previous
approvals show a connection of the parking area to the property to the north.
14.07 B Utility Services. 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.
As noted above, any new utility lines, services, and service modifications shall be underground.
14.07 C. Disposal of Wastes. 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).
Small receptacles intended for use by households or the public (ie, nondumpster, non -large
drum) shall not be required to be fenced or screened
No changes are proposed to the location or screening of dumpsters. All are shown as screened on
the property.
14.07 D Landscaping and Screening Requirements (refers to Section 13.06)
No changes to landscaping or screening are proposed as part of this application.
OTHER APPLICABLE STANDARDS
13.01 Off Street Parking and Loading
No changes to off street parking and loading are proposed.
13.07 Exterior Lighting
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The applicant is proposing to remove one lamp and relocate one lamp in the south parking lot.
The applicant submitted a lighting plan dated June 1, 2011. The proposed lighting is in
conformance with the Land Development Regulations.
13.18 Utility Cabinets and Similar Structures
Pursuant to Section 13.18 of the South Burlington LDRs, any utility cabinets on the site shall be
effectively screened to the approval of the Development Review Board.
The applicant is proposing a few adequately sized arborvitae shrubs; however, these are
predominantly located behind the cabinet and do not shield it from the public right of way. The
applicant is proposing lower lying hydrangeas to the front of the cabinet, between it and the road.
The Board finds that the landscaping surrounding the GMP utility pad is not sufficient to meet
the standards of the Regulations.
2. The landscaping plan shall be revised to adequately screen the utility cabinet from the public
right of way with the use of arborvitae shrubs.
13.25 Retaining Walls
The Board finds that the proposed changes to the "rubble" retaining walls they adhere to the land
development standards which dictate that they are located at least five feet from a property line
and are less than eight feet in height.
DECISION
Motion by Joe Randazzo, seconded by Tim Barritt, to approve Site Plan Application #SP-11-21
of Ralph Deslauriers Jr. subject to the following conditions:
1. All previous approvals and stipulations which are not superseded by this approval shall
remain in effect.
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 and Zoning.
3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
4. The site plan shall be revised to show the changes below and shall require approval of the
Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to
the Administrative Officer prior to approval.
a. The landscaping plan shall be revised to adequately screen the utility cabinet from the
public right of way with the use of arborvitae shrubs.
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5. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of
the Land Development Regulations or this approval is null and void.
6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior
to use and occupancy of the building.
7. Any change to the site plan shall require approval by the South Burlington Development
Review Board or the Administrative Officer.
Tim Barritt—
Mark Behr —
Matthew Birmingham —
Roger Farley —
Joe Randazzo —
Michael Sirotkin —
Bill Stuono —
lea/nay/abstain/not present
yea/nay/abstain/not present
y. a/nay/abstain/not present
lea/nay/abstain/not present
Lea/nay/abstain/not present
lea/nay/abstain/not present
lea/nay/abstain/not present
Motion carried by a vote of 7-0-0
Signed this 22rid day of July 2011, by
Digitally signed by Mark C. Behr
Mark C. Behr Arc ite Mark oBehr, it Richard Henry Behr
Architect P.C., ou, email=mark@rhbpccom,
c=US
Date: 2011.07.22 08:4458-04'00'
Mark Behr, Chair
Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice
of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P.
5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning
Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b)(4)(A). Please contact the
Environmental Division at 802-828-1660 or htip://vermontiudicia[y.org/GTC/environmental/default.aspx for more
information on filing requirements, deadlines, fees and mailing address.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this
project. Call 802.879.5676 to speak with the regional Permit Specialist.
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