HomeMy WebLinkAboutSD-05-06 - Decision - 0010 0014 Shunpike RoadCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ,ZONING
PROVOST - PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAT APPLICATION #SD-05-06
FINDINGS OF FACT AND DECISION
Provost Real Estate, LLC and Robert & Joyce Snyder , hereafter referred to as the
applicants, are requesting preliminary plat approval for a planned unit development
consisting of: 1) subdividing a 1.02 acre lot developed with a single family dwelling into
two (2) lots of 0.27 acres and 0.75 acres, 2) subdividing a 0.50 acre lot developed with a
single family dwelling into two (2) 0.25 acres lots, 3) combining the undeveloped 0.25
acre lot with the adjacent 0.75 acre lot to create a 1.0 acre lot, and 4) constructing two
(2) two-family dwellings on the 1.0 acre lot, 10 & 14 Shunpike Road. The Development
Review Board held a public hearing on March 15, 2005. Scott Homsted represented the
applicants.
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
The applicants are requesting preliminary plat approval for a planned unit
development consisting of: 1) subdividing a 1.02 acre lot developed with a single
family dwelling into two (2) lots of 0.27 acres and 0.75 acres, 2) subdividing a
0.50 acre lot developed with a single family dwelling into two (2) 0.25 acres lots,
3) combining the undeveloped 0.25 acre lot with the adjacent 0.75 acre lot to
create a 1.0 acre lot, and 4) constructing two (2) two-family dwellings on the 1.0
acre lot, 10 & 14 Shunpike Road.
2. The owner of record of the subject property is Provost Real Estate, LLC & Robert
& Joyce Snyder
3. The subject property is located in the Residential 4 (R4) Zoning District.
4. The plans submitted consist of a nine (9) page set of plans, page one (1) entitled
"Landscaping Plan 10 Shunpike Road Shunpike Road South Burlington,
Vermont," prepared by Krebs & Lansing Consulting Engineers, Inc., dated Dec.
20, 2004, last revised on 2/14/05.
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Zoning District & Dimensional Requirements
Table 1. Dimensional Requirements
FR-4Zoniing District
I Require
Proposed
Min. Lot Size
9,500 SF
11,760 SF
Max. Density
4 units/acre
4 units/acre
Max. Building
Coverage
20%
Lot 1: 16.3%
Lot 2: 20.0%
�l Max. Total
Coverage
40%
Lot 1: 23.8%
Lot 2: 39.6%
Min. Front
Setback
30 ft.
Lot 1: 30 ft.
Lot 2: 32 ft.
Min. Side
Setback
10 ft.
Lot 1: 10 ft.
Lot 2: 10 ft.
Min. Rear
Setback
30 ft.
Lot 1: 45 ft.
Lot 2: 35 ft.
zoning compliance
SUBDIVISION CRITERIA
Pursuant to Section 15.18 of the South Burlington Land Development Regulations,
subdivisions 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 of the South Burlington Land Development Regulations, the
existing public water system shall be extended so as to provide the necessary quantity of
water, at an acceptable pressure. The plans depict the water lines serving the existing and
proposed dwelling units.
Jay Nadeau, the Superintendent of the South Burlington Water Department, reviewed the
proposed plans and provided comments in a memorandum dated January 31, 2005.
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 plans depict the sewer lines serving the existing and
proposed dwelling units.
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The City Engineer reviewed the plans and provided comments in a memorandum dated
January 27, 2005.
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 development 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.
Lot 1 and Lot 3, which host existing single-family dwellings, will be accessed via existing
curb -cuts off of Shunpike Road. The access to Lot 2 is proposed via a 20' wide private
roadway extending off of Shunpike Road. The proposed private roadway is in compliance
with Section 15.12(E) of the Land Development Regulations.
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.
There are no wetlands on the subject property
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.
The proposed project is compatible with the planned development patterns in the area, as
specified by Section 4.03(A) of the Land Development Regulations.
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 requirement is being met through the proposed site layout.
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 reviewed the proposed plans and provided comments in a
letter dated February 1, 2005.
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.
This criterion is not applicable to the proposed project
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Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
The project is consistent with the goals and objectives of the Comprehensive Plan
for the affected district(s).
The proposed subdivision of this property is in conformance with the South Burlington,
Comprehensive Plan.
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:
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.
According to Table 13-1 of the Land Development Regulations, the four (4) proposed
dwelling units will require a total of nine (9) parking spaces. A total of sixteen (16) parking
spaces are provided.
Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided for
employees, residents, and visitors to the site. The plans do not depict a bicycle rack.
Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
There are parking spaces located in the garages of the proposed dwelling units and in the
driveways of the proposed dwelling units. The parking layout is sufficient to meet this
requirement.
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 and scale of the proposed building are compatible with the site and the existing
buildings in the area. The height of the building will be approximately 32', which is in
compliance with the height regulations in the City.
Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
M
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications 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.
A schematic building elevation was submitted by the applicant.
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 project is located in the R4 Zoning District and relates harmoniously to the
existing buildings, roads, and terrain in the area.
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.
It is not necessary to require any access or access easements to the abutting property.
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.
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 not proposing any dumpsters.
Landscaping and Screening Requirements
The applicant has stated that the proposed project will cost approximately $565,000.
Pursuant to Section 13.06(G) of the Land Development Regulations, the proposed project
has a minimum landscaping requirement of $13,150. The applicant is proposing $13,190.
The applicant submitted a sufficient landscape plan and landscape budget.
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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. The
plans depict adequate snow storage areas.
Lighting
The applicant submitted exterior lighting details (cut -sheets) for the parking lot lighting
fixtures, which are in compliance with Appendix D of the Land Development Regulations.
'AADECISION
Motion by JM6 &qe4�(E� , seconded by CAL«
to approve Preliminary Plat application #SD-05-06 of Provosf Real Estate, LLC and
Robert & Joyce Snyder, 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 & Zoning.
3) The plans shall be revised prior to final plat submittal as follows:
a) The plans (site plan & landscaping plan) shall be revised to indicate lot dimensions.
b) The plans shall be revised to label the remaining lot at 14 Shunpike Road as Lot #3.
c) The plans shall be revised to indicate a street name approved by the Planning
Commission for the private street, and street addresses for the new buildings
based on the 911 addressing system.
4) The applicant shall comply with the requests of the City of South Burlington Water
Department, as outlined in the memorandum from Jay Nadeau, dated January 31,
2005.
5) The applicant shall comply with the requests of the City Engineer, as outlined in his
memorandum dated January 27, 2005.
6) The applicant shall comply with the requests of the South Burlington Fire Chief, as
outlined in his letter dated February 1, 2005.
7) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
8) The proposed development 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.
9) The final plat application shall include detailed (cut -sheets) for the building mounted
lights.
Chuck Bolton —yea/nay/abstai not presen
Mark Boucher a /nay/abstain/not present
John Dinklage ye nay/abstain/not present
Roger Farley — yea/nay/abstain of prese
Michele Kupersmith — ea/nay/abstain of presen
Larry Kupferman--&e�nay/abstain/not presen
Gayle Quimby —ea nay/abstain/not present
Motion carried by a vote of Ll - D- C>
Signed this 15' day of March, 2005 by
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Gayle uimby, Clerk 67
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).
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