The URL can be used to link to this page

Home My WebLink AboutSP-12-16 - Decision - 0264 Quarry Hill Road#SP-12-16 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING RALPH DESLAURIERS — 264 QUARRY HILL ROAD SITE PLAN APPLICATION #SP-12-16 FINDINGS OF FACT AND DECISION Ralph DesLauriers, hereinafter referred to as the applicant, is seeking after -the -fact approval to amend a previously approved plan for a 32 unit multi -family dwelling. The amendment consists of: 1) adding a utility cabinet, 2) removing and relocating light poles, 3) relocating a catch basin, 4) revising grading for front sidewalk, and 5) relocating front retaining wall, 264 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 applicant is seeking after -the -fact approval to amend a previously approved plan for a 32 unit multi -family dwelling. The amendment consists of: 1) adding a utility cabinet, 2) removing and relocating light poles, 3) relocating a catch basin, 4) revising grading for front sidewalk, and 5) relocating front retaining wall, 264 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 April 16, 2012. 5. The plan submitted consist of a three (3) page set of plans, page one entitled, "Quarry Hill Subdivision South Burlington Vermont, Overall Site Plan", prepared by Llewellyn -Howley Inc., dated 10/25/07, and last revised on 5/31/11. Also submitted was a plan showing the landscaping around the utility cabinet entitled, "Quarry Hill Subdivision Landscape Plan to Screen Electrical Pad near Road & Driveway", prepared by Michael Lawrence Landscape Architects, dated 6/2/11, and last revised on 4/17/12. DIMENSIONAL REQUIREMENTS 6. Building coverage is remaining the same and is unchanged from previous approvals. 7. Setback requirements are being met and are unchanged from previous approvals. SITE PLAN REVIEW STANDARDS Section 14.06 establishes the following general review standards for all site plan applications: FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2012\SP_12_16_264QuarryHillRd_Deslauriers_ffd.doc #SP-12-16 14.06(A) Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. The proposed project modifications are in keeping with the recommended actions of the Comprehensive Plan to allow for development while protecting natural resources and promoting a healthy and safe environment. 14.06(B) Relationship of Proposed Structures to the Site 14.06(B)(1) 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 building was previously approved and no changes are proposed. None of the above standards are affected by the proposed site modifications. The revised stair / grading will not affect pedestrian movement. The relocation of the catch basin in the parking lot will not affect the availability of parking. 14.06(B)(2) Parking; No changes are proposed as a part of this application. 14, 06(B)(3) 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. No changes to buildings are proposed as a part of this application. 14.06(8)(4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground, Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 1. All new utility lines, services, and service modifications shall be underground. 14.06(C) Relationship of Structures and Site to Adjoining Area. 14.06(C)(1) 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 sty/es 14.06(C)(2) Proposed structures sha// 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 -2- FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2012\SP_12_16_264QuarryHillRd_Deslauriers_ffd.doc #SP-12-16 No substantial changes to the site are proposed as a part of this application that would affect its relationship to adjoining areas. The rubble used in the retaining wall is consistent with other materials on the site and in the area. 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: 14.07 Specific Review Standards 14.07 (A) Access to Abutting Properties 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. No changes to the access to abutting properties are proposed as a part of this application. Previous approvals show a connection of the parking area to the property to the north. 14.07 B Utility Services 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. As noted above, any new utility lines, services, and service modifications shall be underground. 14.07 C. Disposal of Wastes A# 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). Small receptacles intended for use by households or the public (ie, nondumpster, non -large drum) shall not be required to be fenced or screened. No changes are proposed to the location or screening of dumpsters. All are shown as screened on the property. 14.07 D Landscaping and Screening Requirements (refers to Section 13.06) No changes to landscaping or screening are proposed as part of this application. OTHER APPLICABLE STANDARDS 13, 01 Off Street Parking and Loading No changes to off street parking and loading are proposed. 13.07 Exterior Lighting -3- F:\USERS\Planning & Zoning\Development Review Board\Findings_Decisions\2012\SP_12_16_264QuarryHillRd_Deslauriers ffd.doc #SP-12-16 The applicant is proposing to remove one lamp and relocate one lamp in the south parking lot. The applicant submitted a lighting plan dated June 1, 2011. The proposed lighting is in conformance with the Land Development Regulations. 13,18 Utility Cabinets and Similar Structures Pursuant to Section 13.18 of the South Burlington LDRs, any utility cabinets on the site shall be effectively screened to the approval of the Development Review Board. The applicant is proposing five (5) 4-5 foot tall arborvitae to screen the utility cabinet from the street. The Administrative Officer concludes that the utility cabinet will therefore be effectively screened by this proposal. 13.25 Retaining Walls The Administrative Officer finds that the proposed changes to the "rubble" retaining walls adhere to the land development standards which dictate that they are located at least five feet from a property line and are less than eight feet in height. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-12-16 of Ralph Deslauriers for after -the -fact approval to amend a previously approved plan for a 32 unit multi -family dwelling. The amendment consists of: 1) adding a utility cabinet, 2) removing and relocating light poles, 3) relocating a catch basin, 4) revising grading for front sidewalk, and 5) relocating front retaining wall, 264 Quarry Hill Road. 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 and on file in the South Burlington Department of Planning and Zoning. 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 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. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use and occupancy of the building. 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. -4— FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2012\SP_12_16_264QuarryHill Rd_Deslauriers_ffd.doc #SP-12-16 Signed this day of I / /K 2012, by _WY— � C -t'— Raymond I Belair Administrative Officer 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. -5— FAUSERS\Planning & Zoning\Development Review Boa rd\Findings_Decision s\2012\SP_12_16_264QuarryHiIIRd_Deslauriers_ffd.doc