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HomeMy WebLinkAboutSP-10-89 - Decision - 0237 0259 0261 0313 Quarry Hill RoadP:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING RALPH DESLAURIERS 237, 259, 261, & 313 Quarry Hill Road. SITE PLAN APPLICATION #SP-10-89 FINDINGS OF FACT AND DECISION Ralph Deslauriers, hereafter referred to as the applicant, is seeking site plan approval for the site plan portion of a previously approved planned unit development consisting of three (3) 32 unit multi -family dwellings. The amendment consists of developing QHC lot #1 (4.53 acres) with: 1) two (2) 32 unit multi -family dwellings, 2) a 40 unit congregate care housing facility, and 3) the existing indoor and outdoor recreational facility to be converted to a community building for the complex residents in the future, 237, 259, 261, & 313 Quarry Hill Road. The Development Review Board held a public hearing on January 18, 2011. Skip McClellan 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. Ralph Deslauriers, hereafter referred to as the applicant, is seeking site plan approval for the site plan portion of a previously approved planned unit development consisting of three (3) 32 unit multi -family dwellings. The amendment consists of developing QHC lot #1 (4.53 acres) with: 1) two (2) 32 unit multi -family dwellings, 2) a 40 unit congregate care housing facility, and 3) the existing indoor and outdoor recreational facility to be converted to a community building for the complex residents in the future, 237, 259, 261, & 313 Quarry Hill Road. 2. The application was received on December 3, 2010. 3. The owner of record of the subject property is Cupola Golf Course Inc. 4. The subject property is located in the R12 Zoning District. 5. The plans submitted consist of an 18 page set of plans, page one (1) entitled, "Quarry Hill Subdivision South Burlington Vermont," prepared by Llewelyn-Howley Inc., dated 10/25/07, last revised on 1/13/11. P:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- Zoning District & Dimensional Requirements R12 Zoning District Min. Lot Size Max Density Required N/A- PUD 12 units/acre Proposed N/A- PUD Max. Buildin Covers e 40% 5.3%** Max. Overall Covers e 60% 30.1 %** Min. Front Setback 30 ft. 30 ft. Min. Side Setback 10 ft. 10 ft. Min. Rear Setback 30 ft. >30 ft. A This is in compliance with the original approval as well as the current zoning. *** Coverages are for the entire 25.67 acre PUD. PLANNED UNIT DEVELOPMENT STANDARDS PUDs shall comply with the standards and conditions of Section 15.18 of the South Burlington Land Development Regulations. As this portion of the previous approval has not expired, all standards and conditions that were integral to the original approval of this PUD shall apply in full. This includes, but is not limited to, water and wastewater connection, grading and erosion control, roads, sidewalks, recreation paths, and utilities. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations any PUD shall require site plan approval Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site Plan applications: 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. Pursuant to Table 13-2 in the South Burlington Land Development Regulations, the 64 units of multi -family residential units shall require 128 parking spaces (if none are reserved); the 40 units of congregate care shall require 58 parking spaces. Therefore, the subject lot will require 186 parking spaces. The applicant is proposing 209 parking spaces. Seven of those are conditioned for use for QHC lot #2 across the street; therefore 202 parking spaces are provided for the requirement of 186. No parking waiver is requested or needed. The applicant stated that no parking spaces are to be reserved. The clubhouse on site is to be used as an amenity for residents and is not a commercial use or expected to draw traffic from outside the development. Therefore, it does not require a minimum number of parking spaces for itself. 2 P:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- The proposed project will require six (6) handicapped -accessible parking spaces according to Table 13-7 of the South Burlington Land Development Regulations. A total of seven (7) are shown on the plans. Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. The plans depict a bicycle rack for each building. Section 13.01(J) of the SBLDR requires parking or storage facilities for recreational vehicles. The Development Review Board may waive this requirement if the applicant shows that the storage and parking of recreational vehicles shall be prohibited within all private and common areas of the development. The applicant should submit language reflecting this that will be part of the deed, covenant, or other association bylaws prior to the issuance of a zoning permit. Parking shall be located to the rear or sides of buildings. All of the parking is located to the rear of sides of the buildings as they relate to the road and so the proposal is in compliance with this criterion. 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 height of building "A" is 45"5" for a height waiver of 55". The proposed height of building "B" is 60"6" for a height waiver of 20'6". The proposed height of building "CC" is 55"0" for a height waiver of 15'0". The maximum height for buildings with peaked roofs in South Burlington is 40'. Pursuant to Section 3.07(F)(2), for structures proposed to exceed the maximum height for structures specified in Section 3.07(D) as part of a planned unit development or master plan, the DRB may waive the requirements of this section as long as the general objectives of applicable zoning district are met. Section 3.07(F) of the SBLDR states that a height waiver is warranted if the applicant demonstrates that the "proposed building will not detract from important public scenic views from adjacent public roadways." The subject lot sits significantly downhill from the existing homes on Spear Street and East Terrace as a significant drop in elevation occurs at the rear of those properties. The applicant submitted renditions which depict the building against the horizon, as seen from the public rights -of -way of Spear Street and East Terrace. The buildings across Quarry Hill Road have an approved height waiver of 162" The Board discussed this request and voted to approve the height waivers. A request for approval of a taller structure shall include the submittal of a plan(s) showing the elevations and architectural design of the structure pre -construction grade post construction grade and height of the structure Such plan shall demonstrate that the R Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- proposed building will not detract from important public scenic views from adiacent public roadways and other public rights -of -way. The applicant has submitted elevation plans that demonstrate compliance with Section 3.07(F)(2) of the Land Development Regulations. 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 South Burlington Land Development Regulations, any new utility lines shall be underground. 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. Again, the applicant has submitted building elevation plans of the proposed project. These appear to be in compliance with this criterion. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: 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. At this time, the Board does not feel it is necessary to reserve additional land for drives or parking on the subject lot. 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. It is already noted that, pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. 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). All dumpsters and solid waste facilities shall be accessible, secure, and screened to the satisfaction of the Development Review Board. The plans depict three dumpsters on site which show a fence around four sides of each Landscaping and Screening Requirements M P:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- The applicant has submitted a landscaping plan and landscaping budget. Based on projected building costs of $4,725,000.00, the landscaping budget shall meet a minimum of $54,750. The applicant is proposing a landscaping budget of $56,611. The plans have not changed since the previous approval which was reviewed by the City Arborist at the time. As the regulations have not changed, the Board finds that, in the spirit of expediency and efficiency, his previous comments from the memo dated April 5, 2007 stand. Pursuant to Section 13.06(B)(4) of the South Burlington Land Development Regulations, the plans should show the location of snow storage areas. The plans show proposed snow storage areas. As the parking lots contain more than 28 spaces, and pursuant to Section 13.06(B) of the SBLDR, at least 10% of the interior of the parking lot shall be landscaped islands planted with trees, shrubs, or other plants. The applicant previously submitted information pertaining to the amount of landscaping in the interior of the parking lot and again, as no changes to the site or to the landscaping plan have been proposed, in the interest of expediency, the Board finds that the previous documentation hold. As such, this criterion is being met. As the road right-of-way width was narrowed from 60 feet to 55 feet as part of a previous approval, the trees which were previously required as street trees are now located on private property. The Board requests an easement to the city for these trees. DECISION / Motion by JOHI �14J&F— , seconded by ft / (J $J to approve Site Plan Application #SP-10-89 of Ralph Deslauriers subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The subject property remains bound by the PUD standards and conditions set forth in its original approval, Final Plat #SD-07-18. 3. 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. 4. The applicant shall adhere to the specifications of the South Burlington Water Department per the letter dated March 28, 2007. 5. The applicant shall adhere to the comments of the South Burlington Fire Department as outlined in a letter dated April 16, 2007. 6. The applicant shall adhere to the requests of the City Engineer as outlined in a memorandum dated April 5, 2007. P:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- 7. The applicant shall adhere to the requests of the City Arborist, as outlined in a memorandum dated April 5, 2007 and April 30, 2007. 8. The applicant shall adhere to the requests of the Department of Public Works as outlined in a memorandum dated 2/13/07 9. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 10. The applicant shall submit lighting cut sheets for building mounted lights prior to permit issuance. These shall be downcasting and shielded and otherwise in compliance with Appendix D of the Land Development Regulations. 11. Prior to permit issuance, the applicant shall post a $54,750 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. 12. The applicant shall submit language reflecting the prohibition of recreational vehicles from the site that will be included as part of the deed, covenant, or other association bylaws prior to the issuance of a zoning permit for either of the multi- family buildings. This shall be reviewed and approved by the City's attorney prior to issuance of the first zoning permit. 13. The storage of recreational vehicles on the property is prohibited. 14. The applicant shall obtain a zoning permit for the first building within six (6) months of this approval. The Development Review Board grants a period of five (5) years for approval of phases 2 and 3 of the proposed development. At such time as the five years is reached and the applicant has not sought a zoning permit for either phase 2 or 3, they shall be eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1) extension to an approval if the application takes place before the approval has expired and if the Development Review Board determines that conditions are essentially unchanged from the time of the original approval. In granting such an extension, the Development Review Board may specify a period of time up to one (1) year for the extension. 15. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the congregate care housing facility will generate 6.8 additional vehicle trip ends during the P.M. peak hour. 16. Prior to the issuance of a zoning permit for the first building, the applicant shall submit a street tree easement deed for the street trees along the property's frontage which shall be approved by the City Attorney and recorded in the land records. 150 P:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- 17. 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. a) The survey plat for the street right of way shall be revised to include an easement to the City of South Burlington for the required street trees. b) The site plan shall be revised to note the fences around the swimming pools. 18. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. 19. No parking shall be reserved on site. 20. The applicant shall submit language reflecting the prohibition of recreational vehicles from the site that will be included as part of the deed, covenant, or other association bylaws prior to the issuance of a zoning permit for either of the multi- family buildings. This shall be reviewed and approved by the City's attorney prior to issuance of the first zoning permit. 21. The Board approves the following height waivers: a) The proposed height of building "A" is 45"5" for a height waiver of 55". b) The proposed height of building "B" is 60"6" for a height waiver of 20'6". c) The proposed height of building "CC" is 55"0" for a height waiver of 150". 22. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of each building. 23. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr e/nay/abstain/not present Matthew Birmingha dye /nay/abstain/not present John Dinklage a nay abstain/not present Roger Farley — e nay/abstain/not present Michael Sirotkin0—enay/abstain/not present Gayle Quimbyay/abstain/not present Bill Stuono — ebstain/not present Motion carried by a vote of -1- v 0 t Signed this Y day of 2011, by Mark Behr, Chairman 7 P:\Development Review Board\Findings_Decisions\2010\Deslauriers SP1089 ffd.doc- 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://vermont4udiciary.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.