HomeMy WebLinkAboutSP-17-82 - Decision - 0422 0432 0442 Quarry Hill RoadSP-17-82
Findings of Fact and Decision
CUPOLA GOLF COURSE, INC. - 422, 432, & 442 QUARRY HILL ROAD
SITE PLAN APPLICATION #SP-17-82
FINDINGS OF FACT AND DECISION
Site plan application #SP-17-82 of Cupola Golf Course, Inc. to construct a three -section building
connected by an underground parking structure consisting of the following: 1) 40 dwelling units in
building "A", 2) 48 dwelling units in building "B", and 3) a 7,200 sq. ft. commercial building with uses
to be determined at a later date, 422, 432 & 442 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 & CONCLUSIONS OF LAW
1. The applicant, Cupola Golf Course, Inc., seeks site plan approval to construct a three -section building
connected by an underground parking structure consisting of the following: 1) 40 dwelling units in
building "A", 2) 48 dwelling units in building "B", and 3) a 7,200 sq. ft. commercial building with
undetermined uses, 422, 432 & 442 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 City Center Form Based Codes Transect 4 (T4) District and the
Interstate Highway Overlay District
4. The application was received on December 8, 2017.
5. The project will be constructed in three (3) phases. Phase 1 will consist of building "B", Phase 2 will
consist of building "A", and Phase 3 will consist of building "C".
6. The plan submitted consists of a 29 page set of plans and supplemental information, including:
A 16-page set of engineering plans, prepared by Krebs & Lansing Consulting Engineers, Inc.,
titled DesLauriers Property Quarry Hill Subdivision Lot #3 Quarry Hill Road, South Burlington, VT
■ Sheet SP-1, Civil Overall Site and Project Location Plan, dated 12/8/17
■ Sheet EX-1, Civil Existing Features Site Plan, dated 12/8/17, revised 3/21/18
■ Sheet SP-2, Civil Site Plan Full Build, dated 12/8/17, revised 3/21/18
■ Sheet SP-3, Civil Site Plan Phase 1, dated 12/8/17, revised 3/21/18
■ Sheet SP-4, Civil Site Plan Phase 2, dated 10/1/17, revised 1/10/18
■ Sheet SP-5, Civil Site Plan Phase 3, dated 12/8/17, revised 3/21/18
■ Sheet SP-6, Pre -Phase 1 Water Main Relocation Site Plan, dated 12/8/17, revised 3/21/18
■ Sheet SP-7, Civil Site Plan and Profile, dated 12/8/17, revised 3/21/18
■ Sheet SP-8, Civil Erosion Protection and Sediment Control Plan, dated 12/8/17, revised 2/xx/18
■ Sheet CD-1, Civil Details, dated 12/8/17, revised 3/21/18
■ Sheet CD-2, Civil Details, dated 12/8/17, revised 3/21/18
■ Sheet CD-3, Civil Details, dated 12/8/17, revised 3/21/18
■ Sheet CD-4, Civil Details, dated 12/8/17, revised 3/21/18
■ Sheet CD-5, Civil Details, dated 12/8/17, revised 3/21/18
■ Sheet CD-6, Civil Details, dated 12/8/17, revised 3/21/18
• Sheet CD-7 Civil Details, dated 12/8/17, revised 3/21/18
A two (2) page set of survey plats, prepared by Button Professional Land Surveyors, P.C.:
■ Sheet 1 of 2, Quarry Hill Subdivision..., datedl2/4/10, and last revised 12/19/11
■ Sheet 2 of 2, Quarry Hill Subdivision..., datedl2/4/10, and last revised 12/19/11
A one (1) page Site Lighting Plan, prepared by Apex Lighting Solutions:
southbuilingtoji
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
Sheet SL-2, Site Lighting Photometric Point Calculation, dated 11/29/17
• A five (5)-page set of architectural plans, prepared by Innovative Design, Inc., titled QHC Ramp
Lot, South Burlington, Vermont
■ Sheet A2.0, Proposed Elevations Building "A", dated 12/8/17
■ Sheet B2.1, Proposed Elevations Building "B" dated 12/8/17
■ Sheet B2.2, Proposed Elevations Building "B", dated 12/8/17
■ Sheet C1.0, First Floor Plan Building "C", dated 12/8/17
■ Sheet C2.0, Proposed Elevations Building "C", dated 12/8/17
A 5-page set of landscaping plans, prepared by Wagner Hodgson Landscape Architecture:
■ Sheet L100, Landscape and Open Space Plan, dated 3/21/18
• Sheet L200, Details and Specifications, dated 12/8/17
■ Sheet L201, Specifications, dated 12/8/17
■ Sheet L202, Specifications, dated 12/8/17
■ Sheet L300 Landscape Phasing Plan, dated 3/21/18
• Cover narrative from Krebs & Lansing dated December 8, 2017 and supporting documentation:
■ Application for Site Plan Review
■ Landscape Cost estimate
■ Window header detail showing compliance with BES T-4 Note (2) (d)
■ City Center Form Based Code District Site Plan Submission checklist for all three (3) buildings.
■ Build -to Zone Calculations, Sheet SK-1
■ Parking Lot Landscape Requirement Plan, Sheet SK-8,
■ Blast Zone Plan
■ Easement Plan, Sheet EP-1
■ Lighting Cut -sheets
■ Trip Generation Estimate, dated 9/7/17, prepared by Lamoureux & Dickinson
■ Copy of Application for Individual Stormwater Permit with supporting documents
■ T-4 Building Envelope Standards Checklist
■ Trash Enclosure Details
■ Fire Dept. Turning Requirements Plan, dated 1/*10/18
■ Sheet P-1, Parking & Bike Garage Plan, dated 12/19/17, prepared by Innovative Design, Inc.
7. Process Elements:
a. The applicant provided a certificate of service indicating notice to abutting property owners
dated February 9, 2018.
b. The applicant held a pre -application meeting with staff on August 15, 2017
c. The applicant held a neighborhood meeting on January 29, 2018 at 6:00 pm at 255 Quarry
Hill Road, suite #440, and provided a set of summary notes.
d. The Administrative Officer deemed the application complete on March 21, 2018, following
receipt of final comments from the Director of Public Works (January 22, 2018) and
Stormwater Division (March 6, 2018), and Fire Department (February 14, 2018) .
8. Review Criteria:
CITY CENTER FORM BASED CODES STANDARDS
Section 8.02 Land Development and Building Placement
south itflingltoln.
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
A. Land Development. No land development shall be permitted except in full compliance with the
applicable Building Envelope Standards (BES) and this Article.
See below under Building Envelope Standards.
B. Building Placement. All new buildings, and all additions to buildings, except as permitted in a T3
Cottage Court or as permitted under Section 8.11, Nonconformities, shall include at least one building
facade located entirely within a Build -to -Zone.
The proposed building sections include building fagades located entirely within the Quarry Hill Road and
Stub Road* (a proposed City street) build -to -zones.
C. Special Requirements, Prohibitions & Exceptions. Not applicable.
Section 8.04 Blocks, Streets, and Alleys
A. General Standards
(1) Purpose...
(2) Construction of streets
(a) Where a building is proposed to be located on a lot that is adjacent to anew or extended street,
such street shall be constructed by the applicant pursuant to Article 15 and in accordance with
the requirements of Article 11, Street Typologies.
(b) Where a building is proposed to be located on a lot that is adjacent to existing street, such
street shall be upgraded pursuant to Article 15 and in accordance with requirements of Article
11, Street Typologies.
The applicant has proposed to construct a portion of Stub Road* from Quarry Hill Road to the north
for approximately 170 feet. This is a modified support street, including the 10 ft. recreation path on
the east side of the roadway. The west side of the roadway is to be completed at the time that
property is developed.
The applicant has proposed to construct a paved recreation path along Stub Road* for approximately
170 feet including a sidewalk.
(3) Perimeter and Length of Blocks. Not applicable.
(4) Frontage Buildout. See below under Building Envelope Standards.
(5) Connectivity. All existing or proposed streets shall connect directly at each end to another existing
public street, or planned or proposed street listed as a qualifying street type in the applicable BES.
The applicant has proposed to construct 170 feet of Stub Road* which is intended to connect to the
adjacent property and to Williston Road in the future, as depicted on the Official Map. This street is
being approved as a modified type to be consistent with existing street network.
(6) Build -to -Zones. See below under Building Envelope Standards.
B. Location of blocks and streets.
(1) Applicability of block lengths and perimeters.
The subject property is located within an exempt area.
(2) Public Facilities on the Official Map.
The Stub Road* extension will be constructed in an existing City owned right-of-way and planned to
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
connect to the north.
C. Primary and Secondary Streets.
Quarry Hill Road is a Primary Street; Stub Road* is a Secondary Street.
D. Primary and Secondary Building Facade determination.
All the building facades are primary with buildings "A" and "B" facing Stub Road* and building X"
facing Quarry Hill Road. The building "B" facade facing Quarry Hill Road is a secondary facade.
E. Corner Radii; Clear zones.
The proposed site plan includes a 25-foot clear zone free of all vertical obstructions as required.
F. Alleys. None proposed at this time.
Section 8.05 Parking
A. On Street Parking. The width of the pavement allows for on -street parking on one (1) side of each street.
B. Off -Street Parking placement.
(1) Where all Frontage Buildout requirements have been met, off-street surface parking shall be
permitted, but shall be set back a minimum of 25 feet from the closest street line.
Proposed off-street surface parking is located at a distance greater than 25' from both Quarry Hill
Road and Stub Road* or is located underground.
(2) ...(n/a)
(3) Notwithstanding (1) above, no parking shall be permitted within one hundred and forty feet (140')
of an existing, planned or proposed qualifying street unless the Frontage Buildout requirements for
all areas between the street right-of-way and proposed parking have been met, regardless of
whether such areas are on one or multiple lots with one or multi ownerships.
a. This figure shall be reduced to eighty feet (80') where the applicant demonstrates that this
area has a shared parking agreement that would allow for the development of the area
without parking within this eighty foot (80') area.
Three (3) building sections are proposed with each meeting this requirement and having common
parking throughout in addition to underground parking.
C. Structured Parking Lot Placement. The structured parking is below the ground, and therefore this
criterion is not applicable.
D. Access to Off Street Parking. Off-street parking is accessed via Quarry Hill Road via a shared access with
the building at 376 Quarry Hill Road.
Section 8.06 Special Standards
A. Civic Sites. Not applicable.
B. Places of Worship. Not applicable.
C. Drive Throughs. Not applicable.
D. Service Stations. Not applicable.
t ' : �. 4
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
E. Buffer Strip. Not applicable.
F. Required Minimum Stories, Combined Stories. Proposed building sections contain a floor area of more
than 75% of the combined building footprint.
G. Rooftop Elements and Uses; utilities.
(1) Conceal rooftop devices. There will be no rooftop equipment. The Administrative Officer finds this
criterion to be met.
(2) Flat Roof Designs. The applicant has proposed a 4-foot parapet and overhang around the around the
building. The Administrative Officer finds this criterion to be met.
(3) Rooftop Use and structures. Not applicable
(4) Utility features. Utility features, such as generators, gas lines or meters, or electrical meters, shall
not be located on any facade parallel to and adjacent to a street and shall be screened from view
of any such street. The gas meter for building sections "B" and "A" is proposed to be located on the
Quarry Hill Road facade of building section "B". This gas meter will have to be relocated so as not to
be any facade parallel to and adjacent to a street. The gas meter for building section "C" will be
located on the westerly facade of the building section. Screening of these meters will be provided by
decorative attachments to the building sections and vegetative material. Electrical meters will be
located in the mechanical room inside the building sections.
H. Alternate Compliance for Entrances in T4. Not applicable.
Section 8.07 Prohibited Materials
No prohibited materials have been proposed.
Section 8.08 Open Space Requirements
The applicant has proposed 88 housing units and 7,200 square feet of non-residential space. Minimum Open
Space is calculated as follows:
Required Amount:
88 housing units x 60 s.f. min per unit = 5,280 s.f.
7,200 s.f. of non-residential space (all first floor building area) x 0.05 = 360 s.f.
Total required: 5,640 s.f.
The applicant has proposed 5,800 s.f. of qualifying open space on -site.
Type:
The applicant has selected "pocket/ mini park" and "outdoor cafe/restaurant seating".
Additional open space is proposed by the applicant between buildings "A" and "B" but the details have not
been finalized for review as part of this application. A condition will be included to address this issue as
follows:
"Prior to the issuance of a zoning permit for either building section "A" or building section "C", the
applicant must submit for site plan approval, a revised plan for the deck connecting building sections "A"
and "B". This application must include a physical pedestrian connection between the Open Space
indicated between building sections "A" and 'C" and the sidewalk to the east of the building sections
adjacent to the parking area. The application must also replace the deck between building sections "A"
and "B" with either enclosed building space or Qualifying Open Space as indicated in Table 8-2 of the
,a
south',, .
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
LDRs, or a combination of both. The overall Open Space requirements of Table 8-1 shall remain applicable
at all times".
The Administrative Officer finds that the size and type of Open Space are met in accordance with Section 8.08,
and that the proposed open space design complies with the guidelines established in Appendix G — Open
Space. All products installed in the qualifying open space must be of high quality materials intended to be
used for commercial application, pursuant to Appendix G.
Section 8.09 Uses Allowed and Changes of Use.
No prohibited uses have been proposed.
Section 8.14 T-5 Building Envelope Standards
See attached completed Building Envelope Standards checklist
SITE PLAN REVIEW STANDARDS
Section 14.06 Site Plan Review Standards
A. Relationship of Proposed Development to the City of South Burlington Comprehensive
Plan.
The proposed project is located in the Northwest Quadrant as enumerated in the 2016
Comprehensive Plan and the median to higher intensity Mixed Use District.
The Administrative Officer finds this criterion to be met.
B. Relationship of Proposed Structures to the Site.
(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.
Building features are addressed above. Walkways are provided between structures, parking
areas, and open spaces. Landscaping is addressed below.
The Administrative Officer finds this criterion to be met.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a
public street shall be considered a front side of a building for the purposes of this subsection.
The Administrative Officer finds this criterion to be met.
(b) ...Not applicable
(3) The height and scale of each building shall be compatible with its site and existing or
anticipated adjoining buildings.
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
Building features are addressed above. The Administrative Officer finds this criterion to be met.
C. Relationship of Structure and Site to Adjoining Area
(1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g. rhythm, color, texture, form or detailing),
landscaping, buffers, screens, and visual interruptions to create attractive transitions between
buildings of different architectural styles.
Building features are addressed above. The Administrative Officer finds this criterion to be met.
(2) 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.
Building features are addressed above. Three (3) building sections are proposed. The Administrative
Officer finds this criterion to be met.
Section 14.07 Specific Review Standards
A. Access to abutting properties. The reservation of land maybe 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.
The only access to an abutting property possible would be by the extension of Stub Road* to the
adjacent property.
B. Utility Services. Electric, telephone and other wire -served utility lines and service connections shall
be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site.
The plan indicates utilities will be underground.
C. Disposal of Wastes. 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). Small receptacles
intended for use by households or the public (ie, non-dumpster, non -large drum) shall not be
required to be fenced or screened.
Waste disposal is proposed to be handled by constructing a detached accessory building.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening,
and Street Trees.
Building construction cost is estimated at $7,499,900. Required minimum landscaping is calculated as
follows:
Total Building Construction or % of Total Construction/Improvement Cost
Improvement Cost Cost
gout b,�
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
Up to $250,000
3%
$7,500
Next $250,000
2%
$5,000
Remainder over $500,000
($6,999,900)
1%
$69,999
Total:
$82,499
The applicant has proposed $88,245 in total landscaping. The applicant will be constructing the project
in three (3) phases. The phasing budget breakdown is as follows:
Phase 1=
$60,605
Phase 2
= $14,790
Phase 3
= $12,850
The Administrative Officer finds this criterion to be met.
In an email dated 12/18/17, the City Arborist indicated that the landscaping plans were acceptable.
The plans do indicate area(s) for snow storage.
The applicant has proposed landscaping that meets requirements for screening of parking areas, and
distribution throughout parking areas.
The Administrative Officer finds the landscaping criteria to be met.
E. Modification of Standards
No modifications have been requested.
F. Low Impact Development
The plans were reviewed using the Stormwater Management Standards found in Section 12.03 of the
LDRs. In an email dated March 6, 2018, the Assistant Stormwater Superintendent provided the
following:
A condition should be included requiring the applicant to regularly maintain all stormwater treatment
and conveyance infrastructure.
The Administrative Officer finds the stormwater standards to be met, with the condition recommended
by the Stormwater Section.
G. Standards for Roadways, Parking and Circulation
See above for parking. The applicant indicated in a letter dated September 7, 2017 from Lamoureux &
Dickinson that the Projected Peak Hour Trips for the project would be 70, based on 88 units of housing
(Code 220); 5,000 s.f. of retail (Code 826) and 2,000 s.f. of restaurant (Code 932) in the 9th Edition of the ITE
Trip Generation Manual.
The traffic impacts of the Quarry Hill PUD were last analyzed in a Traffic Impact Analysis (TIA) dated 1/8/13.
It estimated that the build -out scenario for the PM peak hour would be 218 vehicle trip ends (vtes) and with
south,
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
this proposal it exceeds this estimate by one (1) vte. A 1/3/18 Traffic Signal Warrant analysis prepared by
Lamoureux & Dickinson submitted in support of this application indicates that the signal warrants at the
Quarry Hill Road and Spear Street intersection will not be met by the additional traffic generated by this
development. In addition, the original TIA was based on a maximum total build -out of 281 residential units
and this proposal bring the total number of units to 290 plus the 100 unit assisted living facility.
The Public Works Director reviewed the TIA and in an email dated 01/22/18 stated the following:
I have reviewed Roger's work and verified his numbers via the VTrons traffic count database. The
methodology used conforms to MUTCD standards and the volumes cited are correct and appropriately
applied, so in conclusion I agree with Roger's findings that this intersection does not meet MUTCD
warrants for a new traffic signal.
Additionally, I reviewed the other six possible signal warrants and none of them are applicable to this
location.
The Administrative Officer finds this criterion to be met.
OTHFR
Fire Department
In an email dated February 14, 2018, the City's Fire Marshal indicated that he would find the plans
acceptable is certain modifications were made. These modifications have been made to the plans.
Section 3.15 Energy Standards
The Administrative Officer notes that all new building sections are subject to the Stretch Code pursuant
to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs.
Section 10.04 Interstate Highway Overlay District (IHO)
Stormwater infrastructure for this and an adjacent development will utilize a portion of the IHO District.
This is allowed under Section 10.04 (C) (2) (d) of the LDRs.
Section 12.02 Wetland Protection Standards
The applicant submitted a copy of an email from Dori Barton of Arrowwood Environmental in which she
indicates that she conducted a site visit to the subject property on 10/11/17 and determined that there
were no wetlands present.
Section 13.07 Exterior Lighting
The proposed project complies with the lighting standards. Eight (8) light poles and approximately 20
building -mounted lights are proposed.
Section 13.14 Bicycle Parking
s i bud k .
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
The short-term bicycle parking requirement of 13 spaces is being met by providing 20 short-term bicycle
parking spaces. The long-term bicycle parking requirement of 90 spaces is being met by providing 98
long-term bicycle parking spaces in the underground parking structure.
Section 18.01 Inclusionary Zoning
C(1) Inclusionary Units. For covered development, at least five percent (5%) of the total dwelling units
offered for rent or sale, including units offered for sale in fee simple, shared, condominium or
cooperative ownership, shall be affordable to households having incomes no greater than 80% of
the area median income (AMI) adjusted for household size. An additional five percent (5%) of the
total dwelling units shall be affordable to households having incomes no greater than 100% of the
AMI adjusted for household size. An additional five percent (5%) of the total dwelling units shall be
affordable to households having incomes no greater than 120% of the AMI adjusted for household
size.
The applicant is proposing 88 total housing units which requires a total of 13 affordable units.
The unit breakdown is as follows:
Minimum Requirement
Proposed
< 80% of. Median Income
5% (5 units)
5.7% (5 units)
< 100% of Median Income
5% (4 units)
4.5% (4 units)
< 120% of Median Income
5% (4 units)
4.5% (4 units)
The Administrative Officer finds this criterion to be met. The applicant will be required to demonstrate
the existence of these affordable units in the legal documents required under condition #10 below.
D(2) Continued Affordability. An inclusionary unit shall remain affordable in perpetuity commencing
from the date of initial occupancy, through a deed restriction, restrictive covenant, or through
purchase by or a contractual agreement with a local, state or federal housing authority or nonprofit
housing agency, to be reviewed by the City Attorney and approved by the City Manager prior to
recording in the City of South Burlington Land Records.
The applicant shall provide the City Attorney with a deed restriction, restrictive covenant, or through
purchase by or a contractual agreement with a local, state or federal housing authority or nonprofit
housing agency.
D(3) Reporting Requirements. Annually, the owner of a project that includes inclusionary rental units
shall prepare and submit a report to the City Manager that lists the gross rents charged for
inclusionary units and the household incomes of unit tenants, and certifies that unit affordability
has been maintained as required.
This requirement will be included as a condition of approval.
E(1)(b) Off -Site Construction. The developer of a covered development may comply with the
requirements of this section by constructing, within two years of receiving a permit for the covered
development, the required number of inclusionary units on another site within the City Center Form
Based Codes District, or contracting with another entity to construct the required number of units
in the City Center Form Based Codes District.
south' : 10
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
No off -site construction proposed.
Vehicle Trip Generation
PM Peak Hour Trips for the proposed development are calculated as follows for the purposes of overall
Vehicle Trip Generation:
88 residential units [Land Use Code 220] = 50 VTEs
5,000 s.f. of retail [Land Use Code 826] = 7 VTEs
2,000 s.f. of restaurant [Land Use Code 932] = 13 VTEs
Total = 70 VTEs
Stub Road* Construction
The applicant estimates the cost to construct Stub Road*, as shown on the plans, to cost $95,050. The
Director of Public Works in an email to staff dated 2/14/18 stated that "I have reviewed the attached
and find it to be appropriate and the unit prices provided are within the normal for this region".
* The name "Stub Road" has not been approved by the Planning Commission as a street name at this time.
This name is being used for reference only.
BUILDING ENVELOPE STANDARDS
See following pages
southbiu nkg;ii.) n,11
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
T-4 Building Envelope Standards
Staff Review
T-4 BES (South Burlington Land Development
Primary Building
Secondary Building
Applicant Information
Criteria
Regulations,913)
Facade
Fafade
(buildings A/B/C)
Satisfied
Requirements
Requirements
(B) Lot Standards
(1) Lot Dimensions
(a) Lot size
None
n/a
(b) Lot Width
None
n/a
(2) Lot Occupation
(a) Percentage of Lot Coverage
None
n/a
(b) Units per acre
None
n/a
C) Building Standards
(1) Buildin T es
(a) All Types
Permitted
n/a
(2) Building Stories
(a) Principal
2Min.,4Max.
4(<25%1)
V
(b) Accessory
1 Max.
1
V
(3) Floor -to -Floor Height
(a) First story
24' Max.
<24'
V
Upper Stories
14'Max
<14'
V
(4) Build -to -Zone
(a) Primary Build_to _Zone -� —_ _
0' Min:, 12' Max:
......
0' Min., 18' Max.
_.....__.............._—......._.-...
<32'/18'
_............-.-__......__......_........._.._....._.,..._..._...........-......_..........
V
(b) Secondary Build -to -Zone
0' Min., 24 Max.
0. Min., 36' Max.
<24736'
V
(5) Frontage
(a) Frontage Buildout, Primary Streets
70% Min.
70% Min. (Note 1)
>701%
V
(b) Frontage Buildout, Secondary Streets
70% Min. within 80'
70% Min. within 80'
of Primary Street,
of Primary Street,
first 80'=100% & rest =
50% Min. elsewhere
50% Min.
63%
V
elsewhere (Note 1)
(b) Percentage of Frontage Buildout within
75% Min.
100% Max.
70•/ /
93%
94%
V
the Primary Build -to -Zone
100%
(c ) Percentage of Frontage Buildout within
0% Min., 25% Max.
100% Max.
<25%
<25%
<25%
V
the Seconds Build -to -Zone
(6) Entrances
(a) Average frequency of Public Entrances,
36' Max.
54' Max.
n/a
n/a
29'
V
non-residential first story use
(b) Maximum distance between Public
Entrances, non-residential first story use
46' Max.
72' Max.
n/a
n/a
41'
V
(c) Average Frequency of Operable
36' Max.
54' Max.
21'
29'
n/a
V
residential first story use
_Entrances,
(d) Maximum distance between Operable
46' Max.
72' Max.
23'
40'
n/a
V
Entrances, residential first story use
_
(7) Glazing
(a) First Story
Min. 40%of the
Min. 20%of the
Width of the
Width of the
40%/
43%
48%
Building, and Min.
Building, and Min
27%
7.5' in Height
7.5' in Heipzht
V
(b) First Story, percent of glazing required to
75% Min.
75% Min.
100%
100•/
100%
be transparent
V
(c ) Upper Stories
_._............... ..................._.__._.._ _
See Note 2
._ �._ _..____._._....__......._._..._....__....__ ._
34%
._ ...--_-.
30%
___...._....._..._.__......_._._.
_
n/a
V
___..............................-..._._.
(d) Upper Stories, percent of glazing
See Note 2
300%
100%
100%
required to be transparent
V
(8) Building Breaks
(a) Building Horizontal Fa ade
Min. 3 every 80'
Min. 3every 80'
V
(b) Single Span of Horizontal Facade
41'
31'
39'
Without a Break
48' Max.
48' Max.
V
(9) Supplemental Building Standards
(a) Awnings, Stoops, Vestibules
Encouraged
n/a
south ur . ' :) 12
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
TA Building Envelope Standards
Staff Review
T-4 BES (South Burlington Land Development
Regulations,8.13)
Primary Building
Facade
Requirements
Secondary Building
Facade
Requirements
Applicant Information
(buildings A/B/C)
Criteria
Satisfied
(D) Block and Street Standards
(1) Blocks
(a) Perimeter
2,800' Max.
n/a
(b) Length
300' Min., 700' Max.
n/a
(2) Street & Connection Types
(d) Support Street
Permitted, Qualifies as a Street
Stub Road
(4) Curb Cuts (not including street intersections)
(a) On Market Street
400' Min. distance between curb cuts
n/a
—
.__._ _—_ _ _—_
b) On Garden Street
.__.._....._.._..__ ....._.—�.__._.....___..
400' Min. distance between curb cuts
_......_
n/a
(b)
All other streets
100' Min. distance between curb cuts
No new curb
cuts
(E) Parking Standards
(1) Parking Amount Requirements
(a) Per Residential Unit
2spaces Max.
126totaI
V
Per 1,000 gross s.f. Non -Residential
2 spaces Min.
V
r (2) Location &.Screening _
(a) New construction resulting in additional non-residential gross floor area or
residential units shall meet T-4 Parking Standards
I
V
(b) New surface parking shall be set back from the primary street a minimum of 25'
V
(c) Parking spaces may be leased from the city or a private landowner
n/a
(d) New parking spaces shall be screened from all streets and the public realm, a
minimum of four (4) feet in height
V
e ) Parking under structures is encouraged
V
(f) Parking shall only be permitted in compliance with applicable BES standards for
building frontage
J
(g) No parking spaces required for ground floor tenants/ uses less than 5,000 sq. ft.
V
(3) Off -Site Parking
n/a
a Off -site parkingwithin 600' may be used to meet parking requirements for
(b) Off -site parkin within 12W may be used to meet parking requirements for non-
(c) Shared parking may be used to meet parking requirements See Article 13).
(F) Supplemental District Standards
(1) Where a T-4 Lot abuts the 114 or R7 Zoning District, the following standards shall apply:_
_
n/a
(2) Large Single Story Principal Buildings. New large single -story principal buildings shall
be permitted subject to the following requirements:
n/a
(3) Small Single Story Principal Buildings. New small single -story principal buildings shall
be permitted subject to the following requirements:
n/a
(G) Streetsca a Standards
(1) General Standards
(a) All streetscape features must be consistent within a project.
V
(b) Non-hardscape, pervious areas within the front yard shall be predominantly
planted with groundcoverorflowering vegetation.
V
(c) All features proposed within an existing, proposed, or planned public ROW shall
comply with requirements of the Department of Public Works.
V
d) Proposed development shall comply with all requirement of Article 11
V
(2) Streetsca a requirements
(a) Benches
2 Min. per100'fronta e
J
(b) Bicycle Racks for at least 5 bikes
1 Min. per 100' fronts_ e _ _
�^
J
(c ) Street Tree Spacing, on center
50' Max. average
J
SOUth i'tfl. i ng ov 13
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
T-4 Building Envelope Standards
Staff Review
T-4 BES (South Burlington Land Development
Primary Building
Secondary Building
Applicant Information
Criteria
Regulations,8.13)
Facade
Facade
(buildings A/B/C)
Satisfied
Requirements
Requirements
Notes
(1) If a corner lot is 100' or less in width along the street containing the primary
building facade and greater than two (2) times that width in depth, the required
frontage buildout on the BES shall be reduced by 50% on the street containing the
n/a
n/a
secondary
(2) Upper Story Glazing Shall comply with the following standards:
(a) Upper story glazing shall be a minimum of 30 percent of the facade on the primary
building facade and 20%on secondary building facades.
>30%/20%
d
(b) 80% of glazing on upper stories shall be taller than wide
Met
d
(c) The required percentage shall be achieved by multiple openings. Windows may be
ganged horizontally if each grouping (maximum five per group) is separated by a
Met
mullion, column, pier or wall section that is at least 7 inches wide.
d
(d) Glazing on upper stories shall not be flush with building surface material and shall
be recessed a minimum of 3 inches, except for bay windows and storefronts.
See detail sheet
d
(e) Upper story windows/glazing (not doors) shall be no closerthan 30 inches to
building corners (excluding bay windows and storefronts).
Met
V
nFriciniu
Based on the above Findings of Fact, the Administrative Officer herby approves site plan application
#SP-17-82 of Cupola Golf Course, Inc., subject to the following conditions:
1. All previous approvals and stipulations which are not changed by this decision, will remain in full
effect.
2. This project must be completed as shown on the plans submitted by the applicant, and on file in
the South Burlington Department of Planning and Zoning.
3. Prior to permit issuance, the applicant must post a landscaping bond for each phase as indicated
below:
Phase 1= $60,605
Phase 2 = $14,790
Phase 3 = $12,850
Each bond must remain in full effect for three (3) years to assure that the landscaping has taken
root and has a good chance of survival.
4. Prior to permit issuance, the applicant must post a bond for the construction of Stub Road in the
amount of $95,050.
5. All products installed in the qualifying open space must be of high quality materials intended to be
used for commercial application, pursuant to Appendix G.
6. The applicant must receive final water and wastewater allocation prior to issuance of a zoning
permit.
7. Prior to issuance of a zoning permit, all appropriate legal documents including easements (e.g.
certificate of title, irrevocable offer of dedication and warranty deed for the proposed public
road, and utility, sewer, drainage, and water, etc.) shall be submitted to the City Attorney for
s®uthtirc 14
PLANNING & ZONING
SP-17-29
Findings of Fact and Decision
approval and recorded in the South Burlington Land Records.
8. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure.
9. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications must be underground.
10. Prior to issuance of the permanent Certificate of Occupancy for each residential phase, the
applicant must provide the City Attorney with a deed restriction, restrictive covenant, or through
purchase by or a contractual agreement with a local, state or federal housing authority or
nonprofit housing agency for the affordable units.
11. Prior to the issuance of a zoning permit for either building section "A" or building section "C", the
applicant must submit for site plan approval, a revised plan for the deck connecting building
sections "A" and "B". This application must include a physical pedestrian connection between the
Open Space indicated between building sections "A" and `C" and the sidewalk to the east of the
building sections adjacent to the parking area. The application must also replace the deck between
building sections "A" and "B" with either enclosed building space or Qualifying Open Space as
indicated in Table 8-2 of the LDRs, or a combination of both. The overall Open Space requirements
of Table 8-1 shall remain applicable at all times.
12. Annually, the owner must prepare and submit a report to the City Manager that lists the gross
rents charged for the inclusionary units and the household incomes of unit tenants, and certifies
that unit affordability has been maintained as required.
13. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Administrative Officer estimates that the non-residential portion of the project
will generate 20 additional vehicle trip ends during the P.M. peak hour.
14. The applicant must 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.
15. All exterior lighting must be installed or shielded in such a manner as to conceal light sources
and reflector surfaces from view beyond the perimeter of the area to be illuminated.
16. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use
or occupancy of any building.
17. All new buildings are subject to the Stretch Code pursuant to Section 3.15: Residential and
Commercial Building Energy Standards of the LDRs.
18. Any change to the approved plan will require approval by the Administrative Officer.
Signed on this day of , 2018 by
1
ay and J. elair, Admirlostrahive 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.
PLANNING & ZONING
d" SP-17-29
Findings of Fact and Decision
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state
permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.
t3 l- 1 I intly to P. 16
PLANNING & ZONING