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