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Home My WebLink AboutSP-04-48 - Decision - 0253 Shunpike RoadCITY of SOUTH BURLINGTON DEPARTMENT of PLANNING AND ZONING RANDALL HART - 253 SHUNPIKE ROAD SITE PLAN #SP-04-48 FINDINGS of FACT AND DECISION Randall Hart, hereinafter referred to as the applicant, is requesting site plan approval to construct 3 multi -family units on a 39,690 square foot lot, 253 Shunpike Road. The Development Review Board held a public meeting on January 18, 2005. Doug Henson represented the applicant. Based on testimony provided at the above mentioned public meeting 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 site plan approval to construct 3 multi -family units on a 39,690 square foot lot, 253 Shunpike Road. 2. The subject property is located in the Residential 4 (R4) Zoning District. 3. The owner of record of the subject property is Randall Hart. 4. The plans consist of a five (5) page set of plans, page one (1) entitled, "Lands of Randy Hart 251 Shunpike Road South Burlington, Vermont", prepared by Lamoureux & Dickinson Consulting Engineers, Inc., dated 8/25/04, last revised on 11/19/04. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements R4 Zoning District_ Required Min. Lot Size Lot 1: 0.25 acre _Proposed Lot 1: 0.30 acre Lot 2: 0.75 acre Lot 2: 0.91 acre A Max. Density 4 units/acre 3.31 units/acre Max. Building Coverage 20% Lot 1: 16.8% Lot 2: 8.0% �l Max. Overall Coverage 40% Lot 1: 20.1 % Lot 2: 27.9% �l Min. Front Setback 30 ft. Lot 1: 34 ft. Lot 2: 42 ft. Min. Side Setback 10 ft. Lot 1: 17 ft. Lot 2: 15 ft. �l Min. Rear Setback 30 ft. Lot 1: 32 ft. Lot 2: 35 ft. zoning compliance SITE PLAN REVIEW STANDARDS Section 14.06 establishes the following general review standards for all site plan applications: (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 project accomplishes a desirable transition from structure to site and from structure to structure. The applicant has submitted an adequate landscaping plan. The plans depict a 5' wide sidewalk along the existing roadway, per the request of the City Engineer. According to Table 13-1 in Section 13.01(B) of the Land Development Regulations, the proposed units will require a total of 7 parking spaces. The plans show a total six (6) designated parking spaces located in garages and driveways. The additional parking will be provided on the roadway. Pursuant to Table 15-1 of the Land Development Regulations, a private roadway without parking shall have a pavement width of 20' and a private roadway with parking shall have a minimum pavement width of 26'. The proposed roadway has a pavement width of 24'. Thus, the pavement width of the roadway immediately adjacent to the units should be increased to 26', and the pavement width of the remainder of the roadway should be reduced to 20' Section 13.01(G)(5) of the Land Development Regulations requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking is located at the front of the proposed new residential units. The location of the proposed parking spaces is appropriate. (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 scale of the proposed building is compatible with the site and existing buildings in the area. The height of the proposed building is under the 40' height maximum for the City. (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 Land Development Regulations, any new utility lines, services, and service modifications 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 building proposed in the project will be of similar architectural style. There is a significant amount of landscaping on the site to serve as a buffer between the surrounding buildings. (fl 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 building relates harmoniously to the residential structures surrounding the property. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the 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 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, no additional access easements are necessary for the subject property. (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. It has already been noted that 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 plans show an adequately screened dumpster on Lot 2 Landscaping Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review. The applicant submitted an adequate landscaping plan, which was integrated into the site plan on Sheet 1 of the plans. Landscaping budget requirements are to be determined pursuant to Section 13.06(G)(2) of the Land Development Regulations, and shall be prepared by a landscape architect or professional landscape designer. The applicant did not specify the proposed building costs, but stated that $13,750 of landscaping was being proposed. The applicant must submit the estimated building cost, so that staff and the Development Review Board can calculate the minimum landscape requirement for the proposed project. In addition, the applicant must submit a landscape budget, prepared by a landscape professional, indicating that the minimum landscaping requirement is being met. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plans. The plans do not show snow storage areas for the subject property. Lighting The applicant submitted exterior lighting details (cut -sheets) that are in compliance with Appendix D of the Land Development Regulations. DECISION Q Q n Motion by h� �� seconded by � , to approve site Olan application # P-04-48 of Randall Hart, subject to the fol owing conditions: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2) The 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 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 depict the pavement of the roadway immediately adjacent to the units at a width of 26', and the remainder of the roadway at a width of 20'. b) Pursuant to Section 13.01(G)(5) of the Land Development Regulations, the plans shall be revised to depict a bicycle rack. c) The plans shall be revised to show snow storage areas for the subject property. d) The plans shall be revised to comply with the requests of the City Engineer, as outlined in his comments dated January 13, 2005. e) The plans shall be revised to comply with the requests of the South Burlington Water Department, as outlined in the memorandum from Jay Nadeau, dated January 13, 2005. -4- 4) The applicant shall comply with the requests of the City Engineer as outlined in his comments dated January 13, 2005. 5) The applicant shall comply with the requests of the South Burlington Water Department as outlined in Jay Nadeau's memorandum dated January 13, 2005. 6) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 7) The applicant shall submit the estimated building cost, so that staff and the Development Review Board can calculate the minimum landscape requirement for the proposed project, prior to permit issuance. 8) The applicant shall submit a landscape budget, prepared by a landscape professional, indicating that the minimum landscaping requirement is being met. 9) Prior to permit issuance, the applicant shall submit a landscape bond in amount to be determined by the Administrative Officer. The bond shall remain in effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 10) 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. 11) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to use of the newly constructed triplex. 12) Any change to the site plan shall require approval by the South Burlington Development Review Board. Chuck Bolton — yea/nay/abstain not prese Mark Boucher — yea/nay/abstain of present John Dinklage yea nay/abstain/no present Roger Farley — Weanay/abstain/not bstain/not present Michele Kupersma ay/abstain/not present Larry Kupfermanay/abstain/not present Gayle Quimby — present Motion carried by a vote of S Signed this day of January, 2005 by John Dinklage, thair -5- 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). I Me