HomeMy WebLinkAboutCU-14-04 SP-14-17 - Decision - 0099 Proctor AvenueCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
RICE MEMORIAL HIGH SCHOOL — 99 PROCTOR AVENUE
CONDITIONAL USE APPLICATION #CU-14-04
SITE PLAN APPLICATION #SP-14-17
FINDINGS OF FACT AND DECISION
Conditional Use application #CU-14-04 of Rice Memorial High School to amend a previously approved
plan for a 126,875 sq. ft. educational facility. The amendment consists of: 1) adding a handicapped
ramp, and 2) adding two (2) HVAC units, 99 Proctor Avenue.
A hearing on this application was held on June 17, 2014 and the applicant was represented by Tom
Barden.
Based on the plans and materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
Rice Memorial High School filed application #CU-14-04 to amend a previously approved plan for
a 126,875 sq. ft. educational facility. The amendment consists of adding a handicapped ramp
and adding two HVAC units, 99 Proctor Avenue.
2. The owner of the subject property is the Roman Catholic Diocese of Burlington, Inc.
3. The application was received on March 4, 2014.
4. The subject property is located in the Residential — 4 Zoning District.
5. The applicant submitted a four -page set of plans; the cover sheet is entitled, "Rice Memorial
H.S. South Burlington, Vermont", prepared by Black River Design, dated 04/29/14.
PROJECT DESCRIPTION
This project is subject to review under the LDRs covering the Residential 4, Section 14.06 Site Plan
Review, and Section 14.10 conditional uses.
Two (2) new HVAC units are proposed to be located above ground on concrete pads; these would not
typically be able to be installed underground. These HVAC units are approximately 18' wide x 8'-6" deep
x 8'-0" high. They sit on concrete pads & supports that make their highest point about 10'-0" above
ground.
Zoning District & Dimensional Requirements:
R4 Zoning District
Required
Existing "
Proposed
A Min. Lot Size
40,000 S.F.
1,553,370, sq. ft.
1,553,370 sq. ft.
A Max. Building Coverage
30%
4.6%
4.6%
#CU-14-04 & #SP-14-17
A Max. Overall Coverage
60%
12.7%
12.7%
? Min. Front Setback
30 ft.
unknown
unknown
? Min. Side Setback
10 ft.
unknown
unknown
? Min. Rear Setback
30 ft.
unknown
unknown
Max. Building Height
25/28 ft.
"approx. 25 ft."
"approx. 25 ft."11
4 Zoning compliance
? Unknown, but no changes to existing building or setbacks
DIMENSIONAL REQUIREMENTS
6. The proposed site modifications will be in compliance with the dimensional requirements.
7. Setback requirements are being met.
SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a curb cut on Proctor Avenue. No changes proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10. No parking Changes.
11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be
provided on the subject property. A bicycle rack is not shown on the plans.
12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the
parking area does not apply to this application.
Landscaping
13. Each HVAC unit will be screened with nine (9) arborvitae shrubs, which when planted will be +/- 3'-
0" to 4'-0" tall. If planted roughly three feet on center, they will grow into a thick hedge. They grow
about 6 inches in height per year, and the mature height of these shrubs can be anywhere from 8'-0" to
much taller, depending on variety selected.
Regarding a landscaping budget as required in Table 3-9 of the LDRs: the estimated construction cost
for this project is $34,600. The estimated cost per shrub/tree is $100, for a total landscaping budget of
$1,800.
The minimum required landscaping budget is 3% of $34,600, or $1,038. $1,800 exceeds that minimum.
A bond for that amount shall be required to ensure proper planting.
#CU-14-04 & #SP-14-17
14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be
shown on the plan. The plans do not indicate the snow storage areas.
Outdoor Lighting
15. There are no changes to outdoor lighting proposed.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review
standards shall apply to site plan applications:
Traffic
16. Traffic will not be affected as a result of this application.
(a) The relationship of the proposed development to goals and objects set forth in the City of South
Burlington Comprehensive Plan.
17. The Comprehensive Plan states that the City should encourage development while protecting
natural resources and promoting a healthy and safe environment. The proposed project is in keeping
with the recommended actions of the Comprehensive Plan.
(b) 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.
18. This criterion will continue to be met.
(c) Parking shall be located to the rear or sides of buildings.
19. No changes are proposed. This requirement is being met.
20. As noted above, bicycle rack locations are not noted on the plans.
(d) 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.
21. No changes are proposed.
(e) Newly installed utility service modifications necessitated by exterior alterations or building
expansions shall, to the extent feasible, be underground.
22. No changes are proposed.
(f) The combination of common materials and architectural characteristics, landscaping, buffers,
screens, and visual interruptions to create attractive transitions between buildings or different
architectural styles shall be encouraged.
23. This requirement is being met.
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#CU-14-04 & #SP-14-17
(g) 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.
24. No changes are proposed.
In addition to the above general review standards, site plan applications shall meet the following
specific standards 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 or collector street, to
provide additional access for emergency or other purposes, or to improve general access and
circulation in the area.
25. The reservation of land is not necessary.
(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.
26. No changes proposed except for the relocation of an electrical transformer.
(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).
27. No screened dumpster enclosures are shown on the plan. If dumpsters are be stored on the
property, they must be shown on the site plan and should be screened.
CONDITIONAL USE CRITERIA
Pursuant to Section 14.10(E) of the Land Development Regulations, the proposed conditional use
shall meet the following standards:
1. The proposed use, in its location and operation, shall be consistent with the planned character of
the area as defined by the City of South Burlington Comprehensive Plan.
There is no change of use.
2. The proposed use shall conform to the stated purpose of the district in which the proposed use is
located.
The use of the property as an educational facility is not changing.
3. The Development Review Board must find that the proposed uses will not adversely affect the
following:
(a) The capacity of existing or planned municipal or educational facilities.
There is no reason to believe that this will adversely affect the capacity of municipal services.
(b) The planned character of the neighborhood or district in which the property is located, nor
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#CU-14-04 & #SP-14-17
ability to develop adjacent property for appropriate uses.
No adverse effects are anticipated.
(c) Traffic on roads and highways in the vicinity.
There is no reason to believe that this will adversely affect traffic in the vicinity.
(d) Bylaws in effect.
Except where the DRB has discretionary authority noted above, and unless prior decisions have found
otherwise, the property should be in compliance with the bylaws in effect, or is existing nonconforming.
(e) Utilization of renewable energy resources.
No known effects.
The Board finds these criteria satisfied.
DECISION
Motion by Bill Miller, seconded by John Wilking, to approve conditional use application #CU-14-04 &
site plan application #SP-14-17 of Rice Memorial High School, subject to the following stipulations:
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 and on file in the
South Burlington Department of Planning and Zoning.
The plans 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 permit issuance.
The site plan shall be revised to show a bike rack.
The site plan shall be revised to show snow storage areas.
The site plan shall be revised to show all dumpsters screened on all four (4) sides.
4. 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.
5. Prior to permit issuance, the applicant shall post a $1,800 landscaping bond. This bond shall remain
in full effect for three (3) years to assure that the landscaping has taken root and has a good chance
of survival.
6. A Certificate of Occupancy must be obtained from the Administrative Officer prior to any occupancy
or use of the handicapped ramp and the new HVAC units.
7. Any change to the site plan shall require approval by the South Burlington Development Review
Board or the Administrative Officer.
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#CU-14-04 & #SP-14-17
Tim Barritt—
yea
nay
abstain
not present
Mark Behr—
yea
nay
abstain
not present
Art Klugo —
yea
nay
abstain
not present
Bill Miller—
yea
nay
abstain
not present
David Parsons
yea
nay
abstain
not present
Jennifer Smith —
yea
nay
abstain
not present
John Wilking-
yea
nay
abstain
not present
Motion carried by a vote of 7 —0 — 0
Signed this o day of J u'~" 2014, by
r
Tim Barritt, 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
http://vermontoudiciarV.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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