HomeMy WebLinkAboutSD-00-62 - Decision - 0008 Catkin Drive#SD-00-62
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, final plat application #SD-00-62 of The Schoolhouse to amend a
previously approved planned residential development consisting of 160 single-family lots
and sixty (60) duplex units. The amendment consists of converting a 15,200 square foot
barn to a sixty (60) student private school, Dorset Street.
On the 19t' of December, 2000, the South Burlington Development Review Board
approved the final plat application of The Schoolhouse under Section 204 of the South
Burlington Subdivision Regulations based on the following findings:
1. This project consists of a final plat application of The Schoolhouse to amend a
previously approved planned residential development consisting of 160 single-family lots
and 60 duplex units. The amendment consists of converting a 15,200 sq. 8. barn to a 60
student private school, Dorset Street.
2. The owner of record is MBL Associates.
3. Access/Circulation: Access is to be provided via a 22 foot curb cut on Catkin Drive.
Circulation on the site is adequate.
4. Coverage/Setbacks: Proposed building coverage is 1.2% (max 20%). Proposed total
coverage is 5.6% (max 40%). Front yard coverage is .04% (max 30%). Setback
requirements are met.
5. Parking: A total of eight (8) parking spaces are required and 100 are proposed. Four (4)
handicapped parking spaces are required and four (4) are provided. Staff recommended that
the number of spaces be reduced and the parking lot be located on the west side of the
building so that it is blocked from view from Dorset Street. The applicant expressed that the
additional parking will be used for events and wetland requirements prohibit the parking
area from being located west of the building. The applicant proposed screening the parking
area by planting evergreens along the northeastern boundary of the property. A bike rack is
provided.
6. Traffic: This property is currently approved for 205 P.M. peak vehicle trip ends. The
proposed use will add 12 P.M. peak hour trip ends for a total of 217 P.M. peak hour trip
ends. The applicant should expect to pay a road impact fee for the additional 12 vte's.
7. Non -Buildable Area: The entire schoolhouse development is located in a non -buildable
area as shown on the SEQ zoning map. At the preliminary plat hearing, the Development
Review Board affirmed that the application meets the criteria of Section 6.606 of the Zoning
Regulations. The applicant noted on the plat site plan that the entire lot is within the non -
buildable area.
8. C.O. District: The plans show the 50 foot wetland/C.O. District buffer. The applicant met
with the Natural Resources Committee at their July 5, 2000 meeting to discuss the proposed
encroachments in the C.O. District. The applicant submitted a report addressing the C.O.
District/Wetland buffer encroachment.
9. Sewer: The applicant requested a sewer allocation of 1,140 g.p.d. The applicant will be
required to pay the per gallon fee for the additional allocation prior to permit issuance.
10. Landscaping: The minimum landscaping requirement, based on building costs, of
$9,500 is being met. Proposed landscaping includes October Glory Red Maples, Dark
American Arborvitaes, Green Mountain Silver Lindens, and Sarget's Junipers. A
requirement of preliminary plat approval was the addition of evergreen screening along the
parking lot. The applicant has revised the plans to provide screening consisting of Norway
Spruce.
11. Li tin : All lights must be downcasting and shielded. The applicant has proposed ten
(10) 100 watt metal halide pole mounted lights. These lights will be downcasting and
shielded and the poles ten feet in height. The applicant proposed four building mounted
lights no more than 100 watts a piece and downcasting and shielded. Any changes to the
proposed lights must be approved by the Director of Planning and Zoning prior to
installation.
12. Dumpster: A screened dumpster area is being provided.
13. Emergency Access: The emergency access drive to the residential development goes
through the lot for The Schoolhouse. The applicant will be required to maintain this access
in a manner that will permit use year round.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board
approves final plat application #SD-00-62 of The Schoolhouse to amend a previously
approved planned residential development consisting of 160 single-family lots and sixty
(60) duplex units. The amendment consists of converting a 15,200 square foot barn to a
sixty (60) student private school, Dorset Street, as depicted on a six (6) page set of plans,
page two (2) entitled, "The Schoolhouse South Burlington Vermont Overall Site Plan,"
prepared by Llewellyn - Howley, Inc., dated 12/8/00, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall
remain in effect.
2. In accordance with Section 6.602 of the South Burlington Zoning Regulations, the
Development Review Board allows this proposed development activity to occur in a
"restricted area" as designated on the Southeast Quadrant Official Zoning Map. It is the
Board's opinion that based on information provided by the applicant that the proposed
development activities are consistent with the intent and purpose of the Southeast Quadrant
District.
3. The Development Review Board approves the encroachment of a nonconforming activity
impacting a wetland and wetland buffer pursuant to Section 3.503 of the zoning regulations.
It is the Board's opinion based on a report entitled "The Schoolhouse Project Wetland
Buffer Zone Encroachment Analysis" prepared by Cathy O'Brien Wetland Consulting that
the project will not affect adversely the attributes listed in Section 3.503(a) - (e) of the
zoning regulations.
4. All exterior lighting shall consist of downcasting and shielded fixtures. Any change to
approved lights shall require approval of the Director of Planning & Zoning prior to
installation.
5. The Development Review Board, pursuant to Section 6.606 of the zoning regulations,
has reviewed the proposed development activities in a restricted area and finds that the
development will comply with the criteria in Section 6.606(a) - (d) of the zoning regulations.
6. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the change in use will generate
twelve (12) additional vehicle trip ends during the P.M. peak hour.
7. The Development Review Board approves a sewer allocation of 1440 g.p.d. The
applicant will be required to pay the per gallon fee prior to permit issuance.
8. The applicant shall post a $9,500 landscape bond prior to issuance of a zoning permit.
The bond shall remain in effect for three (3) years to assure that the landscaping takes root
and has a good chance of surviving.
9. The building shall be sprinklered and include a fire alarm.
10. The 20 foot sewer easement along the easterly lot line shall be deeded to the City when
more than one (1) property owner along Dorset Street connects to this line and this
requirement shall be noted on the plan.
11. The emergency access road shall be maintained by the applicant and shall be made
accessible year round.
12. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to occupancy of the building.
13. The final plat plans (sheets 1 of 5 and 2 of 5) shall be recorded in the South Burlington
land records within 90 days or this approval is null and void. The plans shall be signed by
the Development Review Board Chair or Clerk prior to recording.
Chair or Clerk
South Burlington Development Review Board
2_ ?_/ C, 6
Date
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