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HomeMy WebLinkAboutSP-14-21 - Decision - 0315 Quarry Hill Road#SP-14-21 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING RALPH DESLAURIERS, II --- 315 QUARRY HILL ROAD SITE PLAN APPLICATION #SP-14-21 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 congregate care facility. The amendment consists of converting the 40 unit congregate care facility to a 40 unit multi -family dwelling, 315 Quarry Hill Road. The Development Review Board held a public hearing on July 1, 2014. The applicant was represented by Cliff Collins. Based on the plans and materials contained in the document file for this application, the Board 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 congregate care facility to a 40 unit multi -family dwelling, 315 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 May 23, 2014. 5. The plan set submitted consists of a five -page set of plans. Cover sheet C-2 is entitled, "Site 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, other than shifting the footprint of building CC (the subject of this application) slightly to the south. All dimensional requirements will still be met as approved before. DENSITY This PUD has a maximum density of 281 residential units. The proposal to convert 40 units of congregate housing to residential units will increase the number of approved units in the project from 128 units to 168 units as congregate units are not counted towards residential density. - 1 - #SP-14-21 SITE PLAN REVIEW STANDARDS 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. No changes are proposed to the parking layout, except as noted below. The parking requirement for the proposed and approved multi -family dwellings is 215 spaces and 209 spaces are being provided. This results in a six (6) space or 2.8% parking shortfall. The Board finds that adequate parking will be available and grants a waiver of six (6) spaces or 2.8% leaving 209 spaces provided. 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, behind Building CC. Landscaping The City Arborist provided the following comments to staff in a memo dated June 25, 2014. Good overall plan with following recommendations: Tree Planting Detail- specify that root collar shall be planted at soil level(planting at level tree was growing in nursery often results in tree being planted too deep due to cultivation/root balling practices of the nursery) • Specify that parking lot islands be filled with planting soil to a depth of 2.5 ft. to provide adequate soil volume to support tree growth • Recommend species substitution for Austrian Pine due to heavy disease pressure in recent years 12. The Board finds that the applicant shall comply with the City Arborist's recommendation and requires as a condition that the applicant's final plan filed with the City shall include these recommendations. 13. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The site plan does show snow storage areas. Outdoor Lighting -2- #S P-14-21 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. Traffic for this PUD was approved for a total of 281 units and this conversion brings the number of total approved residential units to 168. This condition is met. (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 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. 17. Other than a slight shift of the footprint of Building CC, there are no changes to existing or proposed buildings, and therefore, to prior findings on this criterion. (c) Parking shall be located to the rear or sides of buildings. 18. 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. No additional parking spaces are proposed. The amendments proposed do not a meet a threshold which would require the parking to be relocated from what was previously approved. 19. 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. 20. 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 shall, to the extent feasible, be underground. 21. 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 styles shall be encouraged. -3- #SP-14-21 22. 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. 23. 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 Revulations: (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. 24. 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. 25. As noted above, there are no changes to utility services with this application. (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). 26. 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 Motion by Bill Miller, seconded by Jennifer Smith, to approve site plan application #SP-14-21 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. The site plan shall be revised to show the change 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. -4- #SP-14-21 a) The plan shall be revised to incorporate the June 25th comments of the City Arborist as follows • Tree Planting Detail- specify that root collar shall be planted at soil level(planting at level tree was growing in nursery often results in tree being planted too deep due to cultivation/root balling practices of the nursery) • Specify that parking lot islands be filled with planting soil to a depth of 2.5 ft. to provide adequate soil volume to support tree growth • Recommend species substitution for Austrian Pine due to heavy disease pressure in recent years 5. The Board approves a parking waiver of six (6) parking spaces or 2.8% from the 215 spaces required for a total of 209 spaces provided. 6. A Certificate of Occupancy must be obtained from the Administrative Officer prior to any occupancy or use of the structure or use approved herein. 7. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. 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 4 — 0 —1 Signed this K day of ' �> 2014, by im 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://vermontiudiciary.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. -5-