HomeMy WebLinkAboutSD-04-01 - Decision - 0000 Quarry Hill RoadCITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING & ZONING
QUARRY HILL LOT #2 — PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAT APPLICATION #SD-04-01
FINDINGS of FACT AND DECISION
Ralph DesLauriers, Jr., hereafter referred to as the applicant, is requesting preliminary
plat plan approval for a planned unit development consisting of constructing one (1) 32-
unit multi -family dwelling on a 15.67 acre lot, Quarry Hill Road. The entire planned unit
development contains 25.67 acres and is located in the Residential 12 (R12), Residential
7 (R7), and Interstate Highway Overlay (IHO) Districts. The South Burlington
Development Review Board held a public hearing on February 17, 2004. Lance
Llewellyn, Greg Rabideau, Ralph DesLauriers, Sr., and Cathy O'Brien 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 requesting preliminary plat plan approval for a planned unit
development consisting of constructing one (1) 32-unit multi -family dwelling, Quarry Hill
Road.
2. The owner of record is Cupula Golf Course, Inc.
3. The subject property contains 15.67 acres and is located in the R12 and IHO Districts
4. The plans consist of three (3) sheets: one (1) entitled "Quarry Hill Subdivision — South
Burlington, Vermont — QHC Lot #2 — Overall Site Plan", prepared by Llewellyn -Howley,
Inc. on June 23, 2003; one (1) sheet entitled "Quarry Hill Subdivision — South Burlington,
Vermont — Site Plan — QHC Lot #2", prepared by Llewelyn-Howley, Inc. on June 23, 2003,
and one (1) sheet entitled "Landscaping Plan — Lot #2 — Quarry Hill Community — South
Burlington, Vermont", prepared by Green Mountain Earth Care on August 11, 2003".
5. The South Burlington Development Review Board approved the overall subdivision of
this property on November 18, 2003.
Zoning District & Dimensional Requirements
Table 1. Dimensional Requirements
R12 Zoning District
Required
Proposed
Min. Lot Size
3,500 SF
25.67 acres
Max. Density
12 units/acre
3.74 units/acre
♦ Max. Building Coverage
40%
--------
Max. Total Coverage
60%
--------
Min. Front Setback
30 ft.
±30 ft.
A Min. Side Setback
10 ft.
>10 ft.
� Min. Rear Setback
30 ft.
>30 ft.
Max. Building Height
40 ft.
47 ft.
�l zoning compliance
A waiver required
♦ information needed
The applicant submitted building and overall coverage information based on a lot size of 1.85
acres. However, the lot consisting of 1.85 acres is only a portion of the actual lot, which is
15.67 and is represented as Lot #3 on the final subdivision approval (SD-03-78). Therefore,
when considering this property the Development Review Board must consider the 15.67
parcel as a whole, not just portions of it. In addition, the entire Quarry Hill subdivision was
approved as a planned unit development and therefore all development approved on any of
the three (3) lots should be viewed as cumulative development on the 25.67 acre property.
PLANNED UNIT DEVELOPMENT STANDARDS
Pursuant to Section 15.18 of the South Burlington Land Development Regulations PUDs
shall comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the
needs of the project
According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the
existing public utility system shall be extended to provide the necessary quantity of water, at
an acceptable pressure, to the proposed additional dwelling units.
In a letter from the South Burlington Water Department dated January 29, 2004, Jay Nadeau
stated that the City does not have sufficient water storage for any new project requiring more
than 1,000 GPD in this service area.
According to Section 15.13 of the South Burlington Land Development Regulations, the
subdivider or developer shall connect to the public sewer system or provide a community
wastewater system approved by the City and the State in any subdivision where off -lot
wastewater is proposed.
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The applicant has submitted a sewer pipe capacity study performed by Heindel and Noyes
on October 30, 2003. The study suggests that the sewer pipe connecting the proposed
Quarry Hill subdivision to the Dorset Street sewer pipes has sufficient capacity to handle the
wastewater from this project. The City Engineer has reviewed and approved the study.
Sufficient grading and erosion controls will be utilized during and after construction
to prevent soil erosion and runoff from creating unhealthy or dangerous conditions
on the subject property and adjacent properties.
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.
The project incorporates access, circulation, and traffic management strategies
sufficient to prevent unreasonable congestion of adjacent roads.
Access to the lot is proposed by a proposed public street built to City standards extending
from Spear Street to East Terrace. Traffic impacts from the proposed 32 residential units
have been incorporated into the traffic impact study performed by Wilbur Smith Associates
in October, 2003 for the entire 281 units that the Quarry Hill Subdivision could support at
maximum capacity. Fuss & O'Neill Inc. was contracted to perform technical review of the
traffic impact study for the City. The traffic study and the associated recommendations
were approved at the Development Review Board meeting on November 18, 2003.
The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as identified in the Open Space Strategy, and any unique
natural features on the site.
The applicant has submitted a map delineating the wetlands on the subject property
prepared by Cathy O'Brien. The applicant went in front of the Natural Resources Committee
on February 5, 2004 for review. Cathy O'Brien submitted a report addressing Sections
12.02(2) and 12.02(3) of the Land Development Regulations to the Natural Resources
Committee at this meeting. The Natural Resources Committee recommended approval of
the project subject to the following conditions:
1. The proposed building should be moved completely out of the delineated 50' wetland
buffer;
2. The proposed surface parking lot should be redesigned to move as many of the parking
spaces out of the delineated 50' wetland buffer as the Development Review Board will allow.
3. The applicant should plant a row of deciduous trees (species to be approve by the City
Arborist) at the bottom of the regraded slope behind the subject building;
4. There should be no mowing in the wetlands or their associated buffers and the area
should remain in a natural state;
5. There should be no pesticides applied to the wetlands or their associated buffers.
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The project is designed to be visually compatible with the planned development
patterns in the area, as specified in the Comprehensive Plan and the purpose of the
zoning district(s) in which it is located.
According to Section 4.05 of the South Burlington Land Development Regulations, the
purpose of the R12 District is to encourage high -density residential use and planned unit
developments shall be required.
This project conforms to the planned development patterns in the area and the stated
purpose of the R12 District.
Open space areas on the site have been located in such a way as to maximize
opportunities for creating contiguous open spaces between adjoining parcels and/or
stream buffer areas.
This criterion is met through the proposed PUD. The proposed buildings are located as
close to the road as the setback requirements allow, leaving as much space in the rear of the
buildings as possible. In addition, the proposed project is located outside of the 150'
Interstate Highway Overlay District, which forms an open buffer along 1-89.
The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee)
to ensure that adequate Fire protection can be provided.
The South Burlington Fire Chief, Douglas Brent, reviewed the preliminary plans for the
proposed project and provided comments in a letter dated February 13, 2004.
Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and
lighting have been designed in a manner that is compatible with the extension of such
services and infrastructure to adjacent landowners.
The proposed public road will serve all lots in the subdivision. A sidewalk is proposed on
easterly side of the roadway. The property contains one (1) proposed 20' wide utility
easement corridor: running to the north of the proposed building. In addition, a 20' wide
recreation path easement has been established along the southerly and easterly property
boundary, connecting the Horizon Heights condominiums to the subject property.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
The City Engineer reviewed the plans and provided comments in a letter dated January 29,
2004.
The project is consistent with the goals and objectives of the Comprehensive Plan for
the affected district(s).
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This proposed project is consistent with the South Burlington Land Development
Regulations.
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.
The proposed project accomplishes a desirable transition from structure to site and from
structure to structure. The site provides for adequate planting and safe pedestrian
movement.
According to Table 13-1 of the South Burlington Land Development Regulations, the
proposed project will require 72 parking spaces (2 parking spaces per dwelling unit plus 1
parking space for every 4 dwelling units). A total of 72 parking spaces are proposed for the
subject building: 24 underground parking spaces, 34 aboveground parking spaces, and 14
overflow parking spaces on the adjacent lot (Quarry Hill Club).
According to Table 13-7 of the South Burlington Land Development Regulations, the
proposed project will require three (3) handicapped -accessible parking spaces. Only two (2)
handicapped -accessible parking spaces are depicted on the plans.
The proposed parking lots conform to the Parking Lot Dimension Requirements, as outlined
in Section 13-8 of the South Burlington Land Development Regulations.
Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
The proposed project contains two (2) parking lots. One is located on the side of the
proposed building and one (1) is located under the proposed building, resulting in 24 parking
spaces under the building and 34 surface parking spaces. In addition, there is a parking lot
across the street that serves the Quarry Hill Club, which has 14 parking spaces designated
for the subject building.
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 height of the proposed building is 47'. The maximum height for buildings with peaked
roofs in South Burlington is 40'. Therefore, the applicant must obtain waiver of 7'. Pursuant
to Section 3.07(F)(2), for structures proposed to exceed the maximum height for structures
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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. 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 proposed building will not detract from important public scenic views from adjacent public
roadways and other public rights -of -way.
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.
This criterion is being met.
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.
This criterion is being met.
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.
The layout of the proposed project would create a total of four (4) curb -cuts between Quarry
Hill Club Lot #2, Quarry Hill Club Lot #3, and Larkin Lot #1. It would be favorable for the
applicant to redesign the parking layout to create a shared access between the surface
parking lot of the proposed project and the surface parking lot to south of the building on
Larkin Lot #1.
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 South Burlington Land Development Regulations, any
new utility lines shall be underground.
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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.
Landscaping and Screening Requirements
Pursuant to Section 13.06(B) of the Land Development Regulations, in all off-street
parking area with twenty (20) of more parking spaces, at least ten percent (10%) of the
interior of the parking area shall be landscaped with trees, shrubs, and other plants. At
least one (1) major deciduous shade tree, whose caliper is equal to or greater than two
and one-half (2.5) inches when measures six (6) inches above ground at the time of
planting, shall be provided within each parking area for every three thousand (3,000)
square feet of paved area or every ten (10) parking spaces, whichever is greater.
According to the applicant, the proposed project will cost approximately $1,920,000. Based
on this number, and in accordance with Table 13-9 of the South Burlington Land
Development Regulations, the minimum landscaping requirement is $26,700. However, the
applicant has stated that only $19,415 worth of landscaping will be planted on the site. This
is $7,285 short of the minimum landscape requirement. A landscape plan prepared by Green
Mountain Earth Care was submitted by the applicant, which included the proposed
landscape budget.
Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage area
must be specified and located in an area that will minimize the potential for run-off.
Access
Access to the proposed building is proposed via one (1) two-way curb -cut along the
proposed public road. The Development Review Board should consider coordinating with the
adjacent property owner, who is also in the development review process, to reduce the
number of curb cuts along Quarry Hill Road.
Interstate Highway Overlay District (IHO)
All of the proposed development on the subject property is located outside of the 150' wide
buffer created by the Interstate Highway Overlay District.
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DECISION
Motion by Mark Boucher, seconded by Gayle Quimby, to approve Preliminary Plat
Application #SD-04-01, subject to the following conditions:
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 plans submitted by the applicant, as
amended by this decision, and on file in the South Burlington Department of Planning &
Zoning.
3. Occupancy of this project shall not take place until additional water storage is built in the
City that would supply this high-pressure zone.
4. The applicant shall obtain preliminary wastewater allocation from the Director of Planning
and Zoning, Juli Beth Hoover, prior to submittal of the final plat application.
5. The applicant shall submit, with the final plat application, building coverage information
that is based on the entire 25.67 acre parcel and that accounts for existing development
(Quarry Hill Club) and development that is in the approval process (Larkin Lot #1).
6. The plans shall be revised to include the following information prior to submittal of the final
plat plans:
a. The plans shall be revised to comply with the requests of the South Burlington Water
Department, as outlined in the letter from Jay Nadeau, dated January 29, 2004.
b. The plans shall be revised to include grading and erosion control details.
c. The plans shall be revised to incorporate the requests of the City Engineer, as outlined in
his letter dated January 29, 2004.
d. The plans shall be revised to show the location and height of all proposed exterior lighting.
e. The plans shall be revised to depict at least three (3) handicapped -accessible parking
spaces.
f. The plans shall be revised to show the average pre -construction grade on the building
elevation plans for the proposed building.
g. The plans shall be revised to clearly show all dumpsters and solid waste facilities,
adequately screened.
h. The landscaping plans shall be revised to include the minimum landscape requirement of
$26, 700.
i. The landscaping plans shall be revised to comply with the requests of the City Arborist, as
outlined in the comments dated February 3, 2004.
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i. The plans shall be revised to show the location of snow storage areas.
k. The plans shall be revised to include details of the underground parking facility
I. The plans shall be revised to show a shared access between the subject parcel and
Larkin Lot #1. If this requirement cannot be met, the applicant shall resubmit a preliminary
plat application.
7. The applicant shall comply with the recommendations of the Natural Resources
Committee, as follows:
a. The proposed building shall be moved completely out of the delineated 50' wetland buffer;
b. The proposed surface parking lot shall be redesigned to move as many of the parking
spaces out of the delineated 50' wetland buffer as the Development Review Board will allow.
c. The applicant shall plant a row of deciduous trees (species to be approve by the City
Arborist) at the bottom of the regraded slope behind the subject building,
d. There shall be no mowing in the wetlands or their associated buffers and the area should
remain in a natural state;
e. There shall be no pesticides applied to the wetlands or their associated buffers.
8. The applicant shall comply with the requests of the South Burlington Water Department,
as outlined in the letter from Jay Nadeau, dated January 29, 2004.
9. The applicant shall comply with the requests of the South Burlington Fire Department, as
outlined in the letter from Chief Brent dated February 13, 2004.
10. The applicant shall comply with the requests of the City Arborist, as outlined in the
comments dated February 3, 2004.
11. The applicant shall comply with the requests of the City Engineer, as outlined in his letter
dated January 29, 2004.
12. The applicant shall review with the City Engineer the proposed stormwater facilities to
ensure they are adequate and compatible with adjacent properties, prior to final plat plan
approval.
13. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations,
any new utility lines shall be underground.
14. The applicant shall submit plans that demonstrate compliance with Section 3.07(F)(2) of
the Land Development Regulations, prior to final approval.
15. Pursuant to Section 13.06(C)(1) of the South Burlington Land Development Regulations,
any dumpsters and utility cabinets on the site should be effectively screened to the approval
of the Development Review Board.
16. The applicant shall include a report addressing the criteria for planned unit development
review in Section 15.18 of the South Burlington Land Development Regulations with the final
plat application.
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16. The applicant shall include a report addressing the criteria for planned unit development
review in Section 15.18 of the South Burlington Land Development Regulations with the final
plat application.
17. The applicant shall submit addresses based on E-911 addressing standards with the final
plat application.
18. Pursuant to Section 15.08 (D) of the South Burlington Land Development Regulations,
the applicant shall submit homeowner's association legal documents with the final plat
application. The documents shall include language that:
a. prohibits clearing or disturbance of land within wetlands or wetland buffers-,
b. ensures that the association shall assume all maintenance responsibilities for
the stormwater drainage facilities until such time as a future City stormwater utility
accepts the stormwater infrastructure, -
AND
c. prohibits parking recreational vehicles on the property.
19. Prior to submittal of the final plat application, a set of mitigation measures, potentially
including some portion of traffic impact fees, pedestrian path crossing improvements,
signalization at Quarry Hill Road, and dealing with the East Terrace/Jug Handle situation,
shall be developed by staff, the technical review consultant, and the applicant, and
proposed in the traffic analysis for final plat.
20. The applicant shall submit a final plat plan application within 12 months or this
approval is null and void.
Chuck Bolton - yea/nay/abstain/not present
Mark Boucher - yea/nay/abstain/not present
John Dinklage - yea/nay/abstain/not present
Roger Farley - yga/nay/abstain/not present
Michele Kupersmith - yea/nay/abstain/not present
Larry Kupferman - yea/nay/abstain/not present
Gayle Quimby - yea/nay/abstain/not present
Motion Carried by a vote of 5-0-1.
Signed this-� day of February, 2004 by
John Dinklage, Chair
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