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Home My WebLink AboutSP-07-90 - Decision - 1100 Dorset Street+-c #SP-07-90 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING NATIONAL GARDENING ASSOCIATION -1100 DORSET STREET SITE PLAN APPLICATION #SP-07-90 FINDINGS OF FACT AND DECISION The National Gardening Association, hereafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a community center use consisting of a 4500 sq. ft. building and associated gardens. The amendment consists of: 1) constructing two (2) accessory structures totaling 481 sq. ft. and 2) installing additional public display gardens, 1100 Dorset Street. The Development Review Board held a public hearing on Tuesday, December 11, 2007. Anthony Vargo 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 seeking site plan approval to amend a previously approved plan for a community center use consisting of a 4500 sq. ft. building and associated gardens. The amendment consists of: 1) constructing two (2) accessory structures totaling 481 sq. ft. and 2) installing additional public display gardens, 1100 Dorset Street. 2. The owner of record of the subject property is the City of South Burlington. 3. The subject property is located in Park & Recreation Zoning District. 4. The plans submitted consist of a two (2) page set of plans, page one (1) entitled, "National Gardening Association Concept Rendering", prepared by Jeremy Owens, dated 10/21/07. Zoning District & Dimensional Requirements: There are minimal changes to the dimensional requirements as part of this application. Building coverage is les than 1% and overall impervious coverage is 2.77%. Setbacks are met. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: - 1 - #S P-07-90 (a) 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 applicant is proposing to add ten new parking spaces. However, the spaces are not delineated on the plan. The Board cannot assess whether they will actually fit and meet the standards of the South Burlington Land Development Regulations. The plans should be revised to show the spaces, scaled appropriately. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. No changes to the existing buildings are being proposed as part of this application. (c) 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 building will remain unchanged. The new structures do not exceed the allowable height limitations. (d) 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. (e) 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. The proposed structures are minimally sized; therefore the Board does not find it necessary to submit renderings. (f) 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. The proposed structures are minimally sized; therefore the Board does not find it necessary to submit renderings. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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 -2- #SP-07-90 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 suggest providing additional accesses. (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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (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). The applicant is proposing to install a fence to screen the existing dumpster. However, the fence is proposed only at the south side. It should extend around all four sides of the dumpster to as to comply with the criterion above. (d) Landscaping and Screening Requirements The applicant is proposing new landscaping, including the installation of a new pathway fence, and gardens. The value of this work will far exceed the minimum landscaping requirement based on the value of the new buildings. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. The applicant is proposing two new flood lights as part of the application. However, they have not submitted cut sheets detailing the fixtures, or otherwise establishing that they will meet the standards of the South Burlington Land Development Regulations, that they be downcast and shielded. The applicant should submit such cut sheets and the light shall meet the standards of the South Burlington Land Development Regulations. Other A bicycle rack is depicted on the plans. -3- #SP-07-90 DECISION Motion by Gavle Quimby, seconded by Mark Behr, to approve Site Plan Application #SP-07-90 of the National Gardening Association, subject to the following conditions: 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. 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 plans shall be revised to delineate the ten proposed parking spaces. They shall meet the dimensional standards of the South Burlington Land Development Regulations. 4. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. 5. 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. 6. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the gardens and accessory structures. 7. Any change to the site plan shall require approval by the South Burlington Development Review Board or the South Burlington Administrative Officer. Mark Behr — yea/nay/abstain/not present Matthew Birmingham — yea/nay/abstain/not present John Dinklage — yea/nay/abstain/not present Roger Farley — yea/nay/abstain/not present Eric Knudsen — yea/nay/abstain/not present Peter Plumeau — yea/nay/abstain/not present Gayle Quimby — yea/nay/abstain/not present -4- >-ft%� #S P-07-90 Signed this _LL day of 11) 'P - John Dinkla e, Chair 2007, by Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). -5-