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HomeMy WebLinkAboutSD-05-23 - Decision - 0550 Dorset StreetCITY of SOUTH DURLINGTON DEPARTMENT of PLANNING & ZONING SOUTH BURLINGTON SCHOOL DISTRICT PRELIMINARY PLAT APPLICATION #SD-05-23 FINDINGS of FACT AND DECISION South Burlington School District, hereinafter referred to as the applicant, is requesting preliminary plat approval for a project to amend a previously approved plan for a middle school and high school complex. The amendment consists of: 1) constructing a 15,100 square -foot educational facility, 2) constructing an 1,160 square -foot addition to the high school cafeteria, and 3) constructing an artificial turf athletic field, 500 & 550 Dorset Street. The Development Review Board reviewed the sketch plan for the proposed project on September 21, 2004. The Development Review Board held a public hearing on April 19, 2005. Sheila McIntyre 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: FINDINGS of FACT 1. The applicant is requesting preliminary plat approval for a project to amend a previously approved plan for a middle school and high school complex. The amendment consists of: 1) constructing a 15,100 square -foot educational facility, 2) constructing an 1,160 square -foot addition to the high school cafeteria, and 3) constructing an artificial turf athletic field, 500 & 550 Dorset Street. 2. The owner of record of the subject property is the South Burlington School District. 3. The subject property is located in the Municipal Zoning District. 4. The plans submitted consist of a ten page set of plans, page one (1) entitled, "South Burlington High School South Burlington, Vermont Existing Conditions prepared by Summit Engineering, Inc., dated 3/9/05. - 1 - ZONING DISTRICT b DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements 500 Dorset Street L_ MU Zoning District Required Proposed Min. Lot Size none 0.6 acres Max. Building Coverage 30% 3.3% Max. Overall Coverage ♦ Front Setback 70%_ 50 ft. 17.6% 25 ft. Side Setback ft. 25 ft. Rear Setback Max. Building Height _15 30 ft. 40 ft_� >30 ft_ zoning compliance ♦ preexisting noncompliance 550 Dorset Street MU Zoning District [-Requiredj Proposed Min. Lot Size none 79.75 acres_ Max. Building Coverage 30% 4.9% _ Max. Overall Coverage _ 70% 14.4% Max. Front Yard Coverage 30% Dorset Street 19.7% Kenn. Drive: 4.2% 4 Front Setback 5_0 ft. 35 ft. _ �l Side Setback 15 ft. n/a �I Rear Setback 30 ft. >30 ft. Max. Building Height 40 ft. 30 ft. zoning compliance + waiver required pursuant to Section 15.02(A)(3) of the LDRs n/a not applicable because the subject properties has two (2) front yards, and thus no side yard PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations PUDs shall comply with the following standards and conditions: (a) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The South Burlington Water Department shall review the plans, prior to final plat approval. The applicant will need to obtain preliminary wastewater capacity allocation from the Director of Planning and Zoning, Juli Beth Hinds, prior to final plat approval. -2- (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. Grading and erosion control details shall be submitted with the final plat application 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 project will not alter the exiting means of access or circulation of the subject property. (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. This criterion is not applicable to the proposed project (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 development appears to be compatible with existing development on the South Burlington School District's property. (1) 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. The plans should be reviewed and approved by the South Burlington Fire Chief, prior to final plat approval. (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. This criterion has been met through the proposed project. (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. -3- Exterior lighting must comply with Section 13.07 of the South Burlington Land Development Regulations. The applicant submitted lighting details (cut -sheets) for the proposed exterior lighting. However, the building-rnounted light fixtures are not completely downcasting, and are therefore not in compliance with Appendix D of the Land Development Regulations. The applicant is seeking approval for improvements to the athletic field as part of this application. As such, the applicant is seeking approval for stadium lighting, which is not a lighting -type addressed in the Land Development Regulations. This discrepancy will have to be resolved prior to final plat approval. U) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The project is consistent with the goals and objectives of the Comprehensive Plan. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (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. The proposed building and the proposed addition will accomplish a desirable transition from structure to site and from structure to structure. Although the proposed building will encroach into the setback along Dorset Street, the existing high school building is also with the standard setback along Dorset Street. Thus, the buildings will have an adequate relationship. In addition, the addition of the proposed structures will not jeopardize the site's ability to provide adequate planting, pedestrian movement, or parking. Pursuant to Section13.01 of the Land Development Regulations, educational facilities require one (1) space per classroom and other rooms used by students, staff, and faculty, plus 0.25 per student of driving age. The existing high school and middle school buildings require a total of 233 pa, -king spaces, and the exiting library requires a total of 45 parking spaces. The proposed addition to the high school and construction of the 15,100 square -foot (20 rooms) building will require an additional 20 parking spaces. Thus, a total of 208 parking spaces will be required on the subject property. A total of 431 parking spaces, including 12 handicapped -accessible spaces, will be provided, representing a 133-space excess. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. M The thirty-eight (38) additional parking spaces proposed through this project are located to the side of the existing middle school building. (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. The maximum height of the proposed building will be 30', which is in compliance with the Land Development Regulations. (d) 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 South Burlington Land Development Regulations, any new utility lines shall be underground. (e) 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. The applicant has submitted building elevation plans for the proposed 15,100 square foot building and the addition to the cafeteria. (t) 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. This requirement is being met. Site clan aoolications shall meet the followina specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (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. It is not necessary to require any additional access easements to abutting properties. (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. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. M72 (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). The plans depict an existing dumpster enclosure, which is adequately screened. (d) Landscaping and Screening Requirements. The applicant has stated that the estimated cost of the proposed project is $2,410,000. Pursuant to Section 13.06 of the Land Development Regulations, the project will require a minimum of $31,600 worth of landscaping. The applicant has submitted a landscape plan and budget that meet requirements outlined in Section 13.06 of the Land Development Regulations. The applicant is proposing $14,000 worth of landscaping, and is requesting a waiver for the balance of $17,600. Other The City Engineer reviewed the plans and provided comments in a memorandum dated April 7, 2005. The applicant submitted a traffic analysis outlining the estimated traffic impacts of the proposed project. This analysis indicated that no additional traffic would be generated since no additional students are expected as a result of the new building. The applicant did not submit a survey plat of the property, as required. The applicant is requesting a waiver of this requirement. The Board does not support granting this waiver. To the Board's knowledge, a waiver of this requirement for a PUD has never been granted. fA�iT��CiT►�1 Motion by Larry Kupferman, seconded by Chuck Bolton, to approve Preliminary Plat Application #SD-05-23 of the South Burlington School District, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The plans shall be revised prior to final plat submittal as follows: a. The final plat plans shall include more than $17,000 of new landscaping. b. The final plat plans shall include grading and erosion control details. M 3. The applicant shall comply with the requests of the City Engineer, as outlined in his memorandum dated April 7, 2005. 4. The South Burlington Water Department shall review the plans, prior to final plat approval. 5. The applicant will need to obtain preliminary wastewater capacity allocation from the Director of Planning and Zoning, Juli Beth Hinds, prior to final plat approval. 6. 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. 7. The plans should be reviewed and approved by the South Burlington Fire Chief, prior to final plat approval. 8. The applicant shall submit, with the final plat application, lighting details (cut -sheets) that are in compliance with Appendix D of the Land Development Regulations. 9. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. 10. For purposes of calculating traffic impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed project will generate zero (0) additional P.M. peak -hour vehicle trip ends. 11. The final plat application shall be submitted within 12 months. Chuck Bolton — yea/nay/abstain/not present Mark Boucher — yea/nay/abstain/not present John Dinklage — yea/nay/abstain/not present Roger Farley — yea/nay/abstain/not present Larry Kupferman — yea/nay/abstain/not present Gayle Quimby — yea/nay/abstain/not present Motion carried by a vote of 5 — 0 — 0 Signed this A 9,day of April 2005, 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 -7- 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).