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HomeMy WebLinkAboutSD-98-0000 - Decision - 0303 0305 Lime Kiln RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN S l —©� CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Far Water LTD for construction of an 85 unit planned residential development in four (4) buildings and subdivision of a 12.67 parcel into two (2) parcels of 12.34 acres and 0.33 acres, 1952 and 1953 Airport Parkway. On the 14`h day of July, 1998, the South Burlington Planning Commission approved the request of Far Water, Ltd for preliminary plat approval under Section 203 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of: 1) the construction of 40 multi -family units in two( 2) buildings on a 9.42 acre parcel (lot # 1), 2) the construction of 44 multi -family units in two (2) buildings on 12.67 acres (lot #2), and 3) subdivision of a 12.67 acre parcel into two (2) lots of 12.34 acres (lot #2) and .33 acres (lot #3). Lot #3 is currently developed with a single family dwelling. The last sketch plan was reviewed on 4/14/98. 2. This property located partially on the west side of Airport Parkway (1953 Airport Parkway) and partially on the east side of Airport Parkway (1952 Airport Parkway) lies within the R4 and C.O. Districts, and Floodplain Overlay District. It is bounded on the north and west by the Winooski River, on the east by farmland, and on the south by a residence, undeveloped land and an industrial building. Airport Parkway bisects the property. 3. Access/circulation: Access to lot #1 is proposed to be by two (2) 24 foot curb cuts on Airport Parkway. Lot #2 is proposed to be served by a 24 foot curb cut on Airport Parkway. Provision should be made on lot # 1 near the bridge for a turn -around for city vehicles. Lot # 1 is proposed to be served by two (2) driveways. Section 26.103 (a) of the zoning regulations states that "unless specifically approved by the Planning Commission there shall be a maximum of one driveway per lot accessing a public street". Lot #3: Access is currently provided by a 12 foot curb cut on Airport Parkway. Circulation on both sites is adequate. 4. Coverage/setbacks: Lot # 1: Building coverage is 4.7% (maximum allowed is 20%). Overall coverage is 9.9% (maximum allowed is 40%). Lot #2: Building coverage is 3.5% (maximum allowed is 20%). Overall coverage is 9% (maximum allowed is 40%). Lot #3: Building coverage is 7.1% (maximum allowed is 20%). Overall coverage is 14.1% (maximum allowed is 40%). All the buildings meet the setback requirements. I 5. Density: Lot #1: This lot is 9.42 acres in size which allows 37 units (9.42 acres x 4 units/acre = 37.68) and 40 units are proposed. Staff recommended that the approval be subject to only 37 units until such time as the road is realigned. Lots #2 and 3: These lots have 12.67 acres which allows a maximum of 50 units (12.67 acres x 4 units/acre = 50.68) and 45 units are proposed. 6. Applicant should provide information under Section 26.152 of the zoning regulations so that the base maximum density can be calculated. This information was requested but not submitted. 7. Lot size/frontage: Lot #3 meets the minimum lot size requirement of 9500 square feet and the minimum frontage requirement of 100 feet. 8. Parking: Lot #1: A total of 90 spaces are required and it appears that 91 spaces (37 surface and 54 covered) including four (4) handicapped spaces and two (2) bike racks will be provided. Lot #2: A total of 99 spaces are required and it appears that 100 spaces (46 surface and 54 covered) including four (4) handicapped spaces and two (2) bike racks will be provided. Plans should be revised to clearly show the number of covered spaces provided. Section 26.253 (e) of the zoning regulations requires that parking or storage facilities be provided for recreational vehicles and none are being provided. The site plan and landscaping plan do not show the same parking lot layout. All final plat plans should show the same lot layout. The notes on sheet 1 of 8 should be revised to indicate the correct number of spaces being provided. 9. Sidewalk: Since the existing roadway will be abandoned in the near future for a new road alignment, the applicant needs to know whether the sidewalk should be constructed along the existing roadway or along the new roadway when it is constructed. The current plans for the road realignment show a bike path on the west side of the road. 10. Landscaping_ The minimum landscaping requirement, based on building costs, is $35,430 which is not being met. A detailed landscaping plan with a planting schedule was requested but not submitted. 11. Sewer: The sewer allocation request is 20,525 gpd (this includes 20% reduction allowed by the state). The applicant will be required to pay the per gallon fee prior to permit issuance. 12. PRD report: The applicant submitted a report addressing the PRD criteria under Section 26.151 of the zoning regulations. 13. Lighting: Details (cut -sheets) for the exterior lighting were requested but not submitted. 14. School impact: The applicant has submitted a letter from the School Superintendent addressing school impact. 15. Traffic: The applicant submitted a traffic impact study. Staff had not had a chance to review the report. 2 16. Recreation Path: The Recreation Path Committee reviewed this proposal. The City's long range plan shows a bike path through the westerly portion of this property (lot #2). 17. C.O. District: There is a C.O. District along the northerly boundary of this property with the Winooski River which will not be impacted by this development. 18. Floodplain Overlay District: The plan shows that a portion of this property is within the Floodplain Overlay District. No development is proposed in the floodplain. 19. Building elevations: The proposed buildings will not exceed the 40 foot height limitation for a pitched roof structure. The applicant should indicate the height of the proposed buildings. 20. Dumpster: Screened dumpster storage areas are being provided. 21. Land dedication to City: The applicant is proposing to dedicate a portion of lot #2 which lies along the Winooski River to the City. The Winooski Valley Park District is currently reviewing this proposal to determine if it is interested in accepting this land from the City. The applicant has flagged the area that they are proposing to dedicate. 22. Other: — applicant should submit proposed street names for each of the driveways serving this development. E911 requires names for driveways serving multi -family projects. — lot #2 should be identified on sheet SP-2. /indicate square footage of central office/laundry building. the applicant should address the issue of safety regarding the old quarry and the cliff overlooking the Winooski River. — the applicant should indicate whether they are interested in dedicating to the City the proposed r.o.w. for Airport Parkway relocation. — prior to the final plat hearing the applicant should stake the area that he is willing to dedicate to the City. — the square footage of the dwelling units should be submitted. the Natural Resources Committee reviewed this plan at their 3/24/98 meeting. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the preliminary plat application of Far Water, LTD. for construction of an 85 unit planned residential development in four (4) buildings and subdivision of a 12.67 parcel into two (2) parcels of 12.34 acres and 0.33 acres, 1952 and 1953 Airport Parkway, as depicted on a nine (9) page set of plans, page one (1) entitled, "Preliminary Boundary Re -Survey Property known as `The Ledges' on Airport Parkway South Burlington, Vermont," prepared by Chase & Chase Surveying - Septic Design, dated June, 1998, with the following stipulations: 3 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 plans shall be revised to clearly show the number of covered parking spaces. b) The plans shall be revised such that all plans show the same number of spaces and the same parking layout. c) The notes on sheet 1 of 8 shall be revised to indicate the correct number of spaces being provided. d) The landscaping plan shall be revised to provide the minimum landscaping requirement and shall include a planting schedule. e) The plans shall be revised to include street names for each of the driveways serving the multi -family buildings. 0 Sheet SP-2 shall be revised to identify lot #2. g) The plans shall be revised to provide parking or storage facilities for recreational vehicles. h) The plans shall be revised to provide a turn -around for City maintenance vehicles just before the Lime Kiln Bridge on lot #1. The design of the turn -around shall be approved by the City Engineer. i) The survey plat shall be revised to show the area to be dedicated for recreational open space purposes in the form of a fee simple lot, not an easement. 3. The Planning Commission approves a sewer allocation of 20,525 gpd (this includes the 20% reduction allowed by State) . The applicant will be required to pay the per gallon fee prior to permit issuance. 4. The Planning Commission approves 40 units on lot #1, however, only 37 units may be constructed until such time as Airport Parkway is realigned such that lot #1 is increased in size to at least 10 acres. 5. The final plat submittal shall include the information required under Section 26.152 of the zoning regulations so that the base maximum density can be calculated. 6. The final plat submittal shall include details (cut -sheets) for all exterior lighting and show 4 7. The final plat submittal shall include information on the height of the buildings. 8. The final plat submittal shall include information on the square footage of the central office/ laundry building. 9. The final plat submittal shall include information on the square footage of the dwelling units. 10. The proposed sewage pumping station and force main shall be privately maintained by the home owners. 11. The City Water Department shall be provided a set of the final plat plans prior to final plat submittal. 12. Prior to final plat, the applicant shall submit the traffic impact report to the CCMPO for review and comment. A determination as to whether or not this application meets the City's traffic requirements shall be made at final plat. 13. The final plat application shall be submitted within 12 months. 14. As expressly represented by the applicant, there shall be no storage of recreational vehicles and/or boats on the property. This shall be reflected in by-laws and declaration documents for the development. Chairman or C erk South Burlington Planning Commission Date 5