HomeMy WebLinkAboutCU-05-14 SP-05-40 - Decision - 0099 Proctor AvenueCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
RICE MEMORIAL HIGH SCHOOL - 99 PROCTOR AVENUE
CONDITIONAL USE APPLICATION #CU-05-14
SITE PLAN APPLICATION #SP-05-40
FINDINGS OF FACT AND DECISION
Rice Memorial High School, hereafter referred to as the applicant, is seeking site plan
and conditional use approval to amend a previously approved plan for a 126,875 sq. ft.
educational facility. The amendment consists of constructing two (2) 336 sq. ft.
detached accessory structures, 99 Proctor Avenue. The Development Review Board
held a public hearing on October 4, 2005. Bruce Kelly 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 seeking site plan and conditional use approval to amend a
previously approved plan for a 126,875 sq. ft. educational facility. The
amendment consists of constructing two (2) 336 sq. ft. detached accessory
structures, 99 Proctor Avenue.
2. The subject property is located in the Residential 4 (R4) Zoning District.
3. The owner of record of the subject property is Rice Memorial High School.
4. The plans submitted is entitled, "Proposed Site Modifications Rice High School
99 Proctor Ave. South Burlington Vermont", prepared by Forcier Aldrich &
Associates, dated May, 1993, last revised on 3/31/93, stamped received on
8/31 /05.
Zoning District & Dimensional Requirements:
Table 1. Dimensional Requirements
IC Zoning District
Required 11
Proposed
Min. Lot Size
40,000 SF
30.36 Acres
�l Max. Building Coverage
40%
9.6%
�l Max. Overall Coverage
60%
12.7%
�l Max. Front Yard Coverage
30%
<30%
Min. Front Setback
30'
>30'
�l Min. Side Setback
10,
>10'
�l Min. Rear Setback
30'
>30'
�l zoning compliance
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SITE PLAN REVIEW STANDARDS
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.
There are no changes to the parking areas or pedestrian walkways as part of this proposal.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
There are no changes to the parking areas as part of this proposal
(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 proposed sheds are 10'9" high. This is within the height limit of 15' for accessory
structures.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
The applicant has not proposed any lighting for the sheds as part of this application. If
the applicant wishes to install lighting on the sheds at some future time, approval from
the Administrative Officer will be required.
(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 proposed project does not involve any buildings of different architectural styles, so this
criterion is not applicable.
(fJ 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 sheds will be appropriately landscaped so as to blend them into the existing
infrastructure.
Site plan applications shall meet the following specific standards as set forth in Section
14.07 of the South Burlington Land Development Regulations:
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(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 as part of 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.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
(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 show a dumpster on the property, but it does not appear to be screened.
(d) Landscaping and Screening Requirements
Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will
require a minimum of $434.00 of landscaping. The application states that $498.00 of
landscaping will be provided. The applicant submitted a sufficient landscape budget. The
additional landscaping is proposed to shield one of the proposed sheds. This is sufficient.
The applicant also shows sufficient space for snow storage.
Lighting
The applicant has not proposed any additional lighting as part of this application. As
previously noted, if any lighting is proposed for the sheds, approval of the Administrative
Officer will be required.
Access/Circulation
Access to the subject property is currently provided by an access from Proctor Ave. No
changes to this access are proposed as part of this application.
There are no changes to circulation as part of this application. The proposed sheds will
be located on grassed areas. The existing circulation on the site is adequate.
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Traffic
There will be no changes to traffic as part of this application.
DECISION /�
Motion by f� L� seconded by Cgtf61 60LL6r
to approve Conditional Use Application #CU-05-14 and Site Plan Application #SP-05-40
of Rice Memorial High School, subject to the following conditions:
1) All previous approvals and stipulations, which are not superseded by this approval,
shall remain in effect.
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
and Zoning.
3) 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 plan shall be
submitted to the Administrative Officer prior to permit issuance.
a) The plans shall be revised to depict the dumpster adequately screened.
4) The applicant shall post a $434 landscape bond, prior to issuance of a zoning permit.
This bond shall remain shall remain in effect for three (3) years to assure that the
landscaping has taken root and has a good chance of surviving.
5) 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.
6) The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the accessory structures.
7) Any change to the site plan shall require approval by the South Burlington
Development Review Board.
Mark Behr -G/nay/abstain/not present
Matthew Birmingham - e nay/abstain/not present
Chuck Bolton - e nay/a stain/not present
John Dinklage a /nay/abstain/not present
Roger Farley - e n /abstain/not present
Larry Kupferman - hay/abstain/not present
Gayle Quimby -nay/abstain/not present
Motion carried by a vote of 1- v - b
Signed this `L day of 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
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).
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