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HomeMy WebLinkAboutSD-03-55 - Decision - 0147 Spear StreetCITY of SOUTH BURLINGTON DEPARTMENT cor PLANNING & ZONING UNIVERSITY of VERMONT — PLANNED UNIT DEVELOPMENT FINAL PLAT APPLICATION #SD-03-55 FINDINGS of FACT AND DECISION The University of Vermont, hereafter referred to as the applicant, is requesting preliminary plat and final plat plan approval for a Planned Unit Development (PUD) consisting of a proposed 81,400 sq. ft. athletic field with artificial turf, 15,400 sq. ft. of which falls within the City of South Burlington. The subject property contains approximately 14.43 acres located in South Burlington. The South Burlington portions of the property are located in the Institutional and Agricultural -North (IA-N) District. The South Burlington Development Review Board held a public hearing on September 16, 2003. Linda Seavey 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 requesting preliminary plat and final plat plan approval for a Planned Unit Development (PUD) consisting of a proposed 81,400 sq. ft. athletic field with artificial turf, 15,400 sq. ft. of which falls within the City of South Burlington. 2. The owner of record is the University of Vermont. 3. The subject property contains 14.43 acres (in South Burlington) and is located in the Institutional and Agriculture -North District (IA-N) District. 4. The plans consist of three (3) sheets entitled "UVM Athletic Field Improvements", prepared by Gossens Bachman Architects on February 19, 2003. 5. The sketch plan was reviewed by the Development Review Board on April 1, 2003. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements IA-N Zoning District Required Proposed Mn. Lot Size 10 acres ±14.43 acres Max. Building Coverage 20% <200/6 Max. Overall Coverage 40% <40% Min. Front Setback 75 ft. >75 ft. Min. Side Setback 50 ft. >50 ft. Min. Rear Setback 50 ft. >50 ft. zoning compliance Section 3.06(H) of the South Burlington Land Development Regulations prohibits more than 30% of the front setback from being used for driveways and parking, and the balance shall be landscaped and maintained in good appearance. Furthermore, a continuous landscaped strip of 15 ft. in width traversed only by driveways and sidewalks shall be maintained between the street right-of-way and the balance of the lot. The proposed athletic field project will not affect front yard coverage or landscaping. The Board notes that the applicant's proposal for an adjacent parking facility will need to address the front yard setback issues. Institutional & Agricultural District Section 7.01(F)(1) of the South Burlington Land Development Regulations requires properties in the IA District west of Spear Street and north of Quarry Hill Road to maintain an undeveloped area for a minimum of 65 ft. between the boundary of an adjacent residential district and any new non-residential structure. The plans show that the proposed artificial turf athletic field will be further than 65 ft. from the zoning district boundary, which occurs at the center of the Spear Street right-of-way. The proposed field is 92 ft. from the Spear Street center line. An existing line of trees along the easterly property boundary provides suitable screening in accordance with Section 3.06 of the South Burlington Land Development Regulations, offering a buffer from residential uses. PLANNED UNIT DEVELOPMENT STANDARDS Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. No water or wastewater services will be required for the new athletic field. Section 15.13(F) of the South Burlington Land Development Regulations requires that the PUD meet the standards of the Vermont Stormwater Management Manual. The applicant has indicated that the installation of the new field and the removal of the existing track will result in a net increase of 27,770 sq. ft. of artificial surface within the athletic field area. The applicant has indicated that any increase in stormwater flows will comply with the Vermont Stormwater Management Manual. Stormwater details are discussed in the UVM Athletic Field Improvement Project Description submitted by the applicant (see attached). Stormwater details are also depicted on Sheet C1.3 of the plans, Proposed Grading and Utility Plan. 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 plans must include acceptable details of erosion control measures to be used during and after construction. The applicant has submitted a grading plan, which is depicted on Sheet C1.3 of the Plans, Proposed Grading and Utility Plan. The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. According to the applicant, currently 8 to 10 intercollegiate games are played on the existing field each year. The applicant has indicated that there will be between 15 and 20 intercollegiate games played on the new field each year. This is an increase of 7 to 10 games per year. The applicant also estimates that between 150 and 500 spectators may attend each game. The applicant has indicated that additional parking will not be necessary for the increased use of the athletic complex. The current parking facility is adequate to support spectators at ice hockey games and basketball games simultaneously in the winter, which is the peak season for the complex. It is not anticipated that the demand for the proposed athletic complex will surpass the current capacity of the parking facility. 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. No wetlands, streams, wildlife habitat, or unique natural features are known to be present on the site. 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 districts) in which it is located. Section 7.01(A) of the South Burlington Land Development Regulations indicates that University -related uses should be integrated "into the City's overall land use pattern through the use of appropriate site planning techniques that promote a beneficial pattern of access, circulation, landscaping, and pedestrian connections between University properties and adjacent neighborhoods." The subject site has long contained a track and athletic fields. An increased use of the area is anticipated, however, an established tree line along the easterly property boundary provides appropriate screening from adjacent residential uses. The Board believes that the project is compatible with existing development in the area. Open space areas on the site have been located in such a way as to maximize opportunitiesfor creating contiguous open spaces between adjoining parcels and/or stream buffer areas. Some natural ground cover will be replaced with a permeable artificial turf surface. The effects on the open space character of the athletic fields will be minimal. 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 Board does not believe that the proposed changes to the athletic fields on the site require review by the South Burlington Fire Department. Fire Chief Doug Brent has noted that the City of Burlington has jurisdiction for emergency response to the subject property. 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. An existing recreation path runs along the easterly property line. No new landscaping is proposed. The stormwater and utility plans, as depicted on Sheet C1.3 of the plans, seem compatible with stormwater management and utilities on adjacent properties. Lighting is not proposed at this time, but it is anticipated that lighting will be proposed for the athletic complex once sufficient funding is available. 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 Board notes that newly installed utility lines, services, and service modifications shall be underground. If the applicant proposes lighting for the athletic complex in the future, the lighting plan must comply with Section 13.07 of the South Burlington Land Development Regulations. The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The project appears to be consistent with the goals and objectives of the Comprehensive Plan. Sidewalks & Recreation Paths Section 15.13(1)(1) of the South Burlington Land Development Regulations requires sidewalks and/or recreation paths on both sides of arterial streets at locations to be determined by the Development Review Board. The Board notes that there is an existing recreation path along the easterly property boundary. SITE PLAN REVIEW STANDARDS 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 proposal does not directly involve structures or parking facilities. Adequate pedestrian facilities and landscaping exist on the site. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The proposal does not directly involve parking facilities. The Board has indicated that the applicant will be providing a traffic analysis of the adjacent proposed parking facility, which should address the needs of the improved athletic field. 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 No buildings are proposed. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground The Board notes that utilities 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 The proposal does not involve any 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 existing track will be removed and the site will be extensively regraded to offer a flatter surface for the new athletic field. No changes to existing buildings or roads are proposed. 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 subject site is part of a much larger site containing multiple university offices and facilities. The applicant is currently pursuing approval of an expanded parking facility on the subject parcel. Existing Spear Street curb cuts will be retained and University Heights will be upgraded to provide access onto Main Street in Burlington. Interior connections to Prospect Street in Burlington will also be provided. 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. The Board notes that utilities lines, services and service modifications shall be underground. The City Engineer has reviewed and approved the proposed plans. All dumpsters and otherfacilities 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). No solid waste facilities are shown. The Board notes that dumpster-sized solid waste containers are not necessary for the proposed athletic field. Parking The proposal does not directly involve parking facilities. The Board has indicated that the applicant will be providing a traffic analysis of the adjacent proposed parking facility, which should address the needs of the improved athletic field. A bicycle rack is depicted on the proposed plans. Landscaping Pursuant to Section 13.06(A) of the South Burlington Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review, and street tree plantings shall be required for all public streets in a PUD. Section 13.06(C) of the South Burlington Land Development Regulations requires landscaping and/or screening whenever two adjacent uses are dissimilar. Furthermore, Section 13.06(C)(3) of the South Burlington Land Development Regulations requires landscaping to be designed to minimize erosion and stormwater runoff. No new landscaping is proposed; however, the plans show an established line of street trees along the easterly property line. The Development Review Board has determined that the existing landscaping on the site is sufficient to provide the required screening. The applicant requested a waiver to eliminate the minimum landscaping requirement of $10,080, as determined by Table 13-9 of the South Burlington Land Development Regulations. The Development Review Board granted this waiver at the September 16, 2003 meeting. DECISION Motion by �+ u �S� , seconded by I -It to approve Final Plat Application #S-03-55, 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 plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning & Zoning. 3. 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. 4. Newly installed utility lines, services, and service modifications shall be underground. 5. If the applicant proposes lighting for the athletic complex in the future, the lighting plan shall comply with Section 13.07 of the South Burlington Land Development Regulations. 6. The Development Review Board grants the applicant a landscaping credit of $10,080. 7. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 8. The final plat plan shall be recorded in the land records within 90 days of the date of this motion, or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. Chuck Bolton &n, y/abstain/not present Mark Boucher -ay/abstain/nott John Dinklage - yea/nay/abstain/(of prese nay/abstain/not present Roger Farley - Michele Kupersmrth ye nay/abstain/not present Larry Kupferman - e nay/abstain/not present Gayle Quimby -de nay/abstain/not present Motion Carried by a vote of Cn - L% -( Signed thiso? .S day of September, 2003, by ihnDinklage, Chair