HomeMy WebLinkAboutSP-15-52 - Decision - 0261 Quarry Hill Road#SP-15-52
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
RALPH DESLAURIERS, II --- 261 QUARRY HILL ROAD
SITE PLAN APPLICATION #SP-15-52
FINDINGS OF FACT AND DECISION
Ralph DesLauriers II, hereinafter referred to as the applicant, is seeking site plan
approval to amend a previously approved plan for two (2) 32 unit multi -family dwellings
and a 40 unit multi -family dwelling. The amendment consists of adding four (4) dwelling
units to a 32 unit multi -family dwelling, 261 Quarry Hill Road.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. The project consists of amending a previously approved plan for two (2) 32 unit
multi -family dwellings and a 40 unit congregate care facility. The amendment
consists of converting the 40 unit multi -family dwelling. The amendment consists
of adding four (4) dwelling units to a 32 unit multi -family dwelling, 261 Quarry
Hill Road.
2. The owner of record of the subject property is Cupola Golf Course, Inc.
3. The subject property is located in the Residential 12 Zoning District.
4. The application was received on July 22, 2015.
5. The plan set submitted consists of a five -page set of plans, page one (1) is
entitled, "Overall Development Plan QHC Lot #1 Quarry Hill Road So. Burlington,
Vermont", -prepared by Ruggiano Engineering, Inc. and dated 07/24/13.
DIMENSIONAL REQUIREMENTS
6. No changes to the buildings as previously approved are proposed. Overall
coverage will increase to 50.5 % (maximum allowed is 60%). All other
dimensional requirements will still be met as previously approved.
DENSITY
7, This PUD has a maximum density of 281 residential units. The proposal to add
four (4) dwelling units of multi -family housing which will increase the number of
approved units in the project from 200 units to 204 units.
SITE PLAN REVIEW STANDARDS
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Vehicular access
8. Access is provided via a curb cut off Quarry Hill Road. No change is proposed.
Circulation
9. Circulation on the site was deemed adequate before, and does not change.
Parking
10. The parking layout has been revised and eight (8) spaces are being added. The
parking requirement for the proposed and approved multi -family dwellings is 223
spaces and 217 spaces are being provided. This results in a six (6) space or 2.7%
parking shortfall. The last approval for this property also included a six (6) space
waiver for a 2.8% shortfall (see #SP-14-21). The waiver request is therefore being
reduced.
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 shown on the
plan.
Landscaping
12. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow
storage areas must be shown on the plan. The site plan (sheet L-1) does show
snow storage areas.
13. The only change to the landscaping plan is to relocate the previously approved
plantings due to the revised parking layout.
Outdoor Lighting
14. No changes are proposed to outdoor lighting.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the
following review standards shall apply to site plan applications:
Traffic
15. No changes.
(a) The relationship of the proposed development to goals and objects set
forth in the City of South Burlington Comprehensive Plan,
16. The Comprehensive Plan states that the City should encourage development
while protecting natural resources and promoting a healthy and safe
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environment. This application does not change any prior findings regarding 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
(c) Parking shall be located to the rear or sides of buildings.
17. Parking is located on the front and side of the buildings. Other than minor
changes as described above, no changes to parking are proposed to this existing
site.
18. As noted above, a bicycle rack is shown on the site plan.
(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,
19. The buildings exist or were approved previously, and no changes are proposed.
(e) Newly installed utility service modifications necessitated by exterior
alterations or building expansions sha//, to the extent feasible, be
underground.
20. There are no proposed changes to utility services.
(f) The combination of common materials and architectural characteristics,
landscaping, buffers, screens, and visual interruptions to create attractive
transitions between buildings or different architectural sty/es shall be
encouraged,
21. The buildings exist or were approved previously, and no changes are proposed.
(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
22. The buildings exist or were approved previously, and 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
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emergency or other purposes, or to improve general access and circulation in
the area,
23. The reservation of land was not found necessary before.
(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,
24. As noted above, there are no changes to utility services with this application.
(c) AM 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).
25. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. The screened dumpster
locations are shown on the site plan.
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves site
plan application #SP-15-52 of Ralph DesLauriers, II, 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 plan submitted by the applicant and
on file in the South Burlington Department of Planning and Zoning.
3. 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.
4. A Certificate of Occupancy must be obtained from the Administrative Officer prior to
any occupancy or use of the four (4) additional dwelling units.
5. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed this /9-'7ay of ��/ �/ 2015, by
I Belair, Administrative Officer
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PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision
by filing a Notice of Appeal with the secretary of the Development Review Board. This
Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days
of the date of this decision.
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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