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Home My WebLink AboutSP-23-001 - Decision - 1660 Williston Road#SP-23-001 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CHAMPLAIN HOUSING TRUST – 1660 WILLISTON ROAD SITE PLAN APPLICATION #SP-23-001 FINDINGS OF FACT AND DECISION Champlain Housing Trust, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for 20 one-bedroom inclusionary dwelling units within two principal buildings and one accessory structure. The amendment consists of relocating the dumpster enclosure, reconfiguring the parklet site amenity, and other site improvements, 1660 Williston Road. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking approval to amend a previously approved plan for 20 one-bedroom inclusionary dwelling units within two principal buildings and one accessory structure. The amendment consists of relocating the dumpster enclosure, reconfiguring the parklet site amenity, and other site improvements, 1660 Williston Road. 2. The owner of record of the subject property is Champlain Housing Trust. 3. The subject property is located in the Commercial 1-Residential 12 Zoning District. The subject property is also located in the Traffic Overlay District – Zone 3, the Urban Design Overlay District, and the Transit Overlay District. 4. The application was received on January 3, 2023. 5. The applicant previously received approval for SP-22-025 on June 22, 2022. That decision included a condition that the applicant obtain a zoning permit within 180 days of the approval, or the approval would become null and void. On December 2, 2022, the applicant was approved for an extension to the time limit in that condition of approval pursuant to Section 17.04B(3) of the Land Development Regulations, giving the applicant until December 22, 2023, to obtain a zoning permit for the work approved in that application. 6. The plans submitted consist of the following: Sheet No. Description Prepared by Last Revised Date A0.0 Cover Sheet Scott & Partners 12/16/2022 C1.0 Existing Conditions Plan Civil Engineering Associates, Inc. 12/16/2022 C2.0 Proposed Conditions Plan Civil Engineering Associates, Inc. 12/16/2022 C3.0 Site Details Civil Engineering Associates, Inc. 12/16/2022 C4.0 Landscape References and Details Civil Engineering Associates, Inc. 12/16/2022 A1.0 Demo Plans Front Building Scott & Partners 12/16/2022 A1.1 Demo Plans Back Building Scott & Partners 12/16/2022 A2.0 Floor Plans Front Building Scott & Partners 12/16/2022 #SP-23-001 - 2 - A2.1 Floor Plans Back Building Scott & Partners 12/16/2022 A3.0 & 3.1 Exterior Elevations Front Building Scott & Partners 12/16/2022 A3.2 Exterior Elevations Back Building Scott & Partners 12/16/2022 ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Commercial 1-R12 Required Existing Proposed Min. Lot Size 3500 sf/unit* 57,328 sq. ft No change Max. Building Coverage 40 % 17.4 % 17.6% Max. Overall Coverage 70 % 57.3% 57.8% Max. Front Setback Coverage 30 % Unknown No change Min. Front Setback 30 ft. No change No change Min. Side Setback 10 ft. No change No change Min. Rear Setback 30 ft. No change No change Building Height (flat roof) 35 ft. No change No change * Per Appendix C of the LDR, where minimum lot size is established as SF per unit, the per-unit lot size shall automatically be adjusted to accommodate inclusionary offset and bonus units granted via Article 18 SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. SITE PLAN REVIEW STANDARDS 14.6 General Review Standards C. Site Amenity Requirement (3) The required area shall be: (b) For Residential development, determined by number of units as: (i) For fewer than 10 units, 100 square feet per unit; (ii) For 10 to 19 units, 85 square feet per unit; or (iii) For 20 or more units, 60 square feet per unit. The minimum required Site Amenity area for this 20-unit residential development is 1,200 square feet. The applicant was previously approved to use an approximately 3,000-sf lawn area in the center of the lot to serve as the site amenity space. Within this lawn area, the applicant was previously approved to create a parklet within that space to qualify as the site amenity. The amenity included cedar hedgerows forming the boundary of the parklet from the parking lot on two sides, a gazebo for sheltered seating, fixed benches, and a proposed shade tree. The applicant has proposed new locations for the gazebo and the shade tree within this lawn area. The Administrative Officer finds that these alterations continue to meet the standards outlined in the Land Development Regulations, and finds this criterion met. 14.07 Specific Review Standards I. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, or other requirements, shall be accessible, secure and #SP-23-001 - 3 - 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, non-dumpster, non-large drum) shall not be required to be fenced or screened. The applicant is proposing to relocate the dumpster to the front of the site, along Williston Road. Although it will be relatively prominent compared to the previously approved location, the dumpster will continue to be properly screened with opaque fencing that exceeds the height of the dumpster. Additionally, the applicant is proposing to install landscaping features in front of the dumpster enclosure, partially buffering the fence from view from Williston Road. As such, the Administrative Offer finds this criterion met. APPLICABLE SUPPLEMENTAL STANDARDS: 13.03 Bicycle Parking. The applicant is proposing to relocate the previously approved long-term bicycle storage area into the existing garage space. The proposed storage area will contain 1 long term bicycle parking space per unit via lockable vertical bicycle racks. The previously approved short-term bicycle parking is not proposed to be altered as part of this application and continues to meet standards. As such, the Administrative Officer finds this criterion met. 13.04 Snow Storage. The previously approved snow storage area is not being altered, and continues to be specified on the proposed conditions plan. The Administrative Officer finds this criterion met. 13.07 Exterior Lighting. There are no new exterior lights proposed in this project. All lighting on site must be downcast and shielded. Any pre-existing lighting not meeting this standard must be replaced with qualifying fixtures prior to issuance of a Certificate of Occupancy by the Administrative Officer. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-23-01 of Champlain Housing Trust, subject to the following conditions: 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) The Administrative Officer concurrently issues Zoning Permit #ZP-23-008. 3) This project shall be completed as shown on the plan(s) on file in the South Burlington Department of Planning and Zoning. 4) The applicant must continue to maintain the approved landscaping in a vigorous growing condition throughout the duration of the use. 5) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 6) Any exterior lighting shall be downcast and shielded per Section 13.07 of the Land Development Regulations. 7) The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. #SP-23-001 - 4 - 8) The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the buildings. 9) Any change to the site plan shall require approval by the South Burlington Administrative Officer or the Development Review Board, as allowed under the Land Development Regulations. Signed on this 31st day of January, 2023 by _____________________________________ Marty Gillies, Acting Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.