HomeMy WebLinkAboutSD-10-02 - Decision - 0250 Quarry Hill Road#SD-10-02
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
BULLROCK CORPORATION — 250 QUARRY HILL ROAD
PRELIMINARY PLAT APPLICATION #SD-10-02
FINDINGS OF FACT AND DECISION
Bullrock Corporation, hereafter referred to as the applicant, is seeking preliminary plat
review to amend a previously approved planned unit development consisting of five (5)
multi -family dwellings for a total of 160 units and a 40 unit congregate housing facility.
The amendment consists of constructing a 100 unit assisted living facility, 250 Quarry
Hill Road.
The Development Review Board held a public hearing on December 15, 2009 and on
February 2, 2010. Andy Thomas 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 preliminary plat review to amend a previously approved
planned unit development consisting of five (5) multi -family dwellings for a total of 160
units and a 40 unit congregate housing facility. The amendment consists of constructing
a 100 unit assisted living facility, 250 Quarry Hill Road.
2. The owner of record of the subject property is the Cupola Golf Course Inc.
3. The application was received on November 12, 2009. A revised application was
received on January 27, 2010.
4. The subject property is located in the R12 Zoning Districts.
5. The plan submitted consists of an eight (8) page set of plans, page one (1) entitled,
"Quarry Hill Subdivision South Burlington Vermont Proposed Master Plan", prepared by
Llewellyn -Howley, Inc., dated 11/19/2009, last revised on 12/15/2009.
Zonin_q District & Dimensional Requirements
Table 1. Dimensional Reauirements
R12 Zoning District
Required
Proposed
�l Min. Lot Size
3,500 SF
2.71 acres
Max. Density*
12 units/acre
**
Max. Building Coverage
40%
22.4%
Max. Total Coverage
60%
51.2%
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�l Min. Front Setback
30 ft.
>30 ft.
�l Min. Side Setback
10 ft.
>10 ft.
�l Min. Rear Setback
30 ft.
>30 ft.
�l Max. Building Height__]40
ft.
40 ft.
�l zoning compliance
** assisted living facilities are not included in residential density
calculations
The applicant has submitted a revised application which states that they are seeking
approval for a pitched roof building that is 40 feet high.
The entire Quarry Hill subdivision was approved as a planned unit development and
therefore all development approved on any of the lots will 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.
The South Burlington Water Department reviewed the plans and provided comments in a
letter dated December 2, 2009.
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.
The South Burlington City Engineer reviewed the plans and provided comments in a memo
dated November 19, 2009 .
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.
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Access to the subdivision is proposed via Quarry Hill Road, which is currently privately
owned and maintained. Quarry Hill Road is approved as a future city street and will
extend from Spear Street to East Terrace, with the latter portion limited to emergency
access only and regulated through signage.
Access to the proposed buildings is via a 25 foot wide access drive from Quarry Hill
Road. A 25 foot wide service drive is also proposed via Quarry Hill Road. The Board
finds this to be sufficient and preliminary conversations with the Fire Chief have
indicated that the layout is acceptable.
The applicant submitted a traffic impact study performed by Wilbur Smith Associates in
October, 2003 with the original subdivision, of which the subject property was part of.
This traffic study analyzes the traffic impacts of 281 units, which is the maximum number
of units allowed under the density requirement of the Land Development Regulations for
the entire property. Fuss & O'Neill Inc. was contracted to perform technical review of
that traffic impact study for the City.
The traffic mitigation measures for the entire property were established during previous
approvals (condition #9, application #SD-04-26). This condition shall remain in effect.
The applicant has submitted a traffic impact report dated November 4, 2009 from
Lamoureux & Dickinson Consulting Engineers which indicates that the proposed
assisted living facility will add 26 pm peak hour trip ends to the previously approved 155
pm peak hour trip ends.
The Development Review Board previously invoked a technical review of this traffic
study. The City's consultant reviewed the plans and the traffic study, and responded in a
memo dated January 21, 2010 (from BFJ consultant Georges Jacquemart). The
applicant's traffic consultant submitted a response to the City technical review with a
Technical Memorandum dated 1/29/2010. The City's consultant has yet to comment on
this latest report.
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 plans submitted by the applicant depict Cathy O'Brien's wetland delineations. Although
the planned unit development as a whole contains various wetlands, it does not appear that
the lot proposed for development contains any wetlands.
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.
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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.
The open space areas have been planned in accordance with the original subdivision of the
Planned Unit Development.
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.
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 previously -approved public road will serve the proposed development. A sidewalk was
previously -approved along the easterly side of the roadway. 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 location and height of all proposed exterior lighting, as submitted, are acceptable.
The project is consistent with the goals and objectives of the Comprehensive Plan
for the affected district(s).
The proposed project is consistent with South Burlington's Comprehensive Plan and 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 applicant has addressed concerns about safe pedestrian movement through the
parking lot with sidewalks which serve the entrance to the building from both the street and
the parking area, as well as improvements to the parking area which facilitate movement
through the access aisles. There is also a break in the center island and a striped safe
crosswalk area.
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According to Table 13-1 of the South Burlington Land Development Regulations, the
proposed 100-unit congregate care facility will require 60 parking spaces (0.6 parking
spaces per dwelling unit). The applicant is proposing to provide 74 parking spaces on site.
According to Table 13-7 of the South Burlington Land Development Regulations, the
proposed project will require three (3) handicapped -accessible parking spaces; four are
currently depicted on the plans.
Parking:
(a) Parking shall be located to the rear or sides of buildings.
(b) The Development Review Board may approve parking between a public street and
one or more buildings if the Board finds that one or more of the following criteria are met.
The Board shall approve only the minimum necessary to overcome the conditions below.
(i) The parking area is necessary to meet minimum requirements of the
Americans with Disabilities Act;
(ii) The parking area will serve a single or two-family home;
(iii) The lot has unique site conditions such as a utility easement or unstable soils
that allow for parking, but not a building, to be located adjacent to the public street;
(iv) The lot contains one or more existing buildings that are to be re -used and parking
needs cannot be accommodated to the rear and sides of the existing building(s); or,
(v) The principal use of the lot is for public recreation.
(c) Where more than one building exists or is proposed on a lot, the total width of all
proposed parking areas that are both to the side of a building and between the front lot
line and the building line of the building on the lot that is closest to the public street shall
not exceed one-half of the total building width of all buildings on the lot that are located
adjacent to the public street. Buildings separated from the front lot line by parking
approved pursuant to 14.06(C)(2)(b) shall be considered adjacent to the public street.
Buildings separated from the front lot line by any other parking areas shall not be
considered adjacent to the public street.
(d) The DRB shall require that the majority of the parking on through lots and corner lots
be located between the building(s) and the side yards or between the building and the
front yard adjacent to the public street with the highest average daily volume of traffic.
Where the rear yard of a lot abuts an Interstate or its interchanges, the majority of
parking shall be located between the building and the side yards or between the building
and the yard that is adjacent to the Interstate.
The subject property is considered a corner lot. Subject to section (d) above, the DRB may
allow parking between the building and the public street provided that the parking is located
between the building and side yards. The parking on this lot is proposed to be what the
Board has deemed a side yard and therefore in compliance with this regulation.
The site plan does include parking for four spaces to the front of the building. This is
specifically prohibited under the Land Development Regulations. The plans should be
revised to remove these parking spaces.
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.
As already stated, the applicant has not requested a height wavier as part of this
application.
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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.
The applicant has submitted typical building elevations for multiple sides of the proposed
buildings.
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 applicant has submitted typical building elevations for the proposed buildings.
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 proposed project is part of a larger residential planned unit development. It is not
necessary to require any specific access easements at this time.
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.
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 areas with twenty (28) or 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
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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 for every five (5) parking spaces.
The applicant has submitted a landscaping plan in accordance with Sections 13.06(F) and
13.06(G) of the Land Development Regulations. The City Arborist has reviewed the plans
and provided comments in a memo dated November 30, 2009.
/ DECISION
Motion by / A " QUIOV seconded by � Fm
to approve Preli inary Plat App (cation #SD-10-02 of the Bullrock Corpora ion, 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 plat submitted by the applicant and
on file in the South Burlington Department of Planning and Zoning.
3. The plans shall be revised prior to final plat submittal as follows
a. The plans shall be revised to remove the four (4) parking spaces
proposed to the front of the building.
b. The plans shall be revised to include a bicycle rack.
c. The plans shall be revised to show the parking areas in compliance with
the "Internal Landscaping of Parking Areas" requirements outlined in
Section 13.06(B) of the South Burlington Land Development Regulations.
d. The plans shall be revised to depict all proposed dumpsters and solid
waste facilities, adequately screened.
e. The plans shall be revised to show the location of snow storage areas.
4. The applicant shall adhere to the comments of the South Burlington Water
Department. Where necessary, the plans shall be revised prior to final plat approval.
5. The applicant shall obtain preliminary wastewater allocation approval from the
Director of Planning and Zoning prior to submittal of the final plat application and final
wastewater allocation prior to issuance of a zoning permit.
6. The applicant shall adhere to the comments of the South Burlington City Engineer
per the memo dated November 19, 2009. Where necessary, the plans shall be
revised to comply with these comments.
7. 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,
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the grading plan shall meet the standards set forth in Section 16.04 of the South
Burlington Land Development Regulations.
8. The applicant shall provide confirmation as to whether or not the lot proposed for
development contains wetlands, with the final plat application.
9. The South Burlington Fire Chief should review the proposed plans, prior to final plat
approval.
10. The size of the elevators in the proposed buildings shall be sufficient to hold a
stretcher.
11. Pursuant to Section 15.13(E) of the South Burlington Land Development
Regulations, any new utility lines shall be underground.
12. The applicant shall adhere to the comments of the South Burlington City Arborist per
the memo dated November 30, 2009. Where necessary, the plans shall be revised to
comply with those comments.
13. The final plat application shall be submitted within 12 months.
Mark Behr — e nay/abs in/not present
Matthew Birmnha — et$nay/abstain/not present
John Dinklage — nay/abstain/not present
Roger Farley — e nay/abstain/not present
Eric Knudsen — ye nay/abstai not resen
Gayle Quimb — ea nay/abstain/not present
Bill Stuono — e nay/abstain/not present
Motion carried by a vote of-Q-0
Signed this ;� day of 2010, by
John Dinklage, C airman
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRECP 5 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).
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