HomeMy WebLinkAboutSD-03-65 - Decision - 0271 Meadowland Drive1
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CITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING & ZONING
FINAL PLAT APPLICATION #SD-03-65
FINDINGS of FACT AND DECISION
Verizon New England, Inc., hereafter referred to as the applicant, is requesting final plat
plan approval to construct three (3) telecommunication cabinets on one (1) concrete pad.
The total area of the proposed development will be 45 square feet of telecommunication
cabinets mounted on 270 square feet of concrete pad. The subject property contains
116.7 acres and is part of the 12-lot Meadowood Business Park. The property is located
at 271 Meadowland Drive in the Industrial & Open Space District (I-O). The South
Burlington Development Review Board (DRB) held a public hearing on October 21,
2003. Karen Kotecki 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 DRB finds,
concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is requesting final plat plan approval to construct three (3)
telecommunication cabinets on one (1) concrete pad. The total area of the proposed
development will be 45 square feet of telecommunication cabinets mounted on 270
square feet of concrete pad. The property is located at 271 Meadowland Drive.
2. The owner of record is Summer/Ice Joint Venture.
3. The subject property contains approximately 116.7 acres and is located in the
Industrial and Open Space (IO) District.
4. The plans consist of one (1) 8.5" x 11 "sheet entitled `Burlington Exchange — Town of
South Burlington, Vermont — 271 Meadowland Drive — Proposed Ultimate Equipment
Layout" and one (1) survey plat entitled "Verizon New England, Inc.
Telecommunications Site — Property of Summer/Ice Joint Venture — South Burlington,
Vermont", prepared by Dunroven Associates, dated October, 2002.
Pursuant to Section 15.18 of the proposed 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
This criterion is not applicable to the proposed project.
(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.
According to the applicant, the proposed structure will only require and average of 1.3
visits per week. Thus, access, circulation, and traffic management is not an issue.
(d) The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as ident fled in the Open Space Strategy, and any unique
natural features on the site.
According to the City's Wetland Map, the subject property contains wetlands. Pursuant to
Section 12.02(C) of the Land Development Regulations, all wetland areas require a 50'
buffer from development. The site plan presented to the Development Review Board at the
meeting indicates that the 30' easement that the structure is utilizing is approximately 1,200
feet from the existing wetlands.
(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 telecommunication cabinets will be appropriately screened with evergreen
trees, so there should not be a significant visual impact on the area.
09 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, stormwaterfacilities, 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.
Newly installed 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.
The Development Review Board has already noted that newly installed utility lines, services
and service modifications shall be underground.
Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall
require site plan approval. Section 14.06 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 Development Review Board feels 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
The Development Review Board has already noted that newly installed utility lines, services
and service modifications 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
This criterion is not applicable to the proposed project.
(n 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 PUD intended for industrial uses. The Development
Review Board feels this criterion is met through the proposed project.
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
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.
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.
The Development Review Board has already noted that newly installed utility lines, services
and service modifications shall be underground.
(c) All dumpsters and otherfacilities 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 PUD review.
The applicant is proposing to plant ten (10) 6' high Cedar trees as screening for the
telecommunication cabinet. The proposed plantings will provide immediate screening of
the structure. According to Table 13-9 of the Land Development Regulations, the proposed
project will require a minimum landscaping cost of $300. However, in order the sufficiently
screen the structure, the applicant is proposing $1,366 of landscaping.
Pursuant to Section 13.18(B) of the Land Development Regulations, any utility cabinet or
similar structure shall comply with the following review standards:
(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 Meadowland Drive.
(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 has proposed planting ten (10) 6' high Cedar trees around the proposed
structure. The Development Review Board feels this is sufficient to comply with this
requirement.
(e) There shall be adequate off-street parking for maintenance, service, or other
vehicles.
The proposed structure will only require one (1) vehicle for service on an as needed basis.
The Development Review Board feels the gravel area between Meadowland Drive and the
structure will be sufficient to accommodate this vehicle.
(� The location of the facility shall be shown on all relevant site plans.
As noted above, the applicant will be providing the Development Review Board with site
plans showing the exact location of the proposed structure in relation to the property at
the meeting.
(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 Development Review Board does not feel the proposed structure will require additional
setbacks or conditions. However, the Development Review Board can make this
determination when they see the overall site plan at the meeting.
(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.
DECISION
Motion by Gayle Quimby, seconded by Roger Farley, to approve Final Plat Application
#SD-03-65, subject to the following 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, as
amended by this decision, 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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
5. The applicant shall post a landscape bond for $1,366, prior to the issuance of the first
zoning permit. This bond shall remain in effect for three (3) years to assure that the
landscaping has taken root and has a good chance of surviving.
6. Any changes to the final plat plan shall require approval of the South Burlington
Development Review Board.
7. The final plat plan and the survey plat 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 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.
Chuck Bolton -(&nay/abstain/not present
Mark Boucher - yea/naylEiihot present
John Dinklage - f_e*nay/abstain/not present
Roger Farley - e nay/abstain/not present
Michele Kupersmith -nay/abstain/not present
Larry Kupferman nay/abstain/not present
Gayle Quimby - fnay/abstain/not present
Motion Carried by a vote of Q - o -
Signed this ' day of October, 2003, by
John Dinklage, Chair