HomeMy WebLinkAboutSP-15-09 - Decision - 0074 0110 0144 South Jefferson Road#SP-15-09
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH VILLAGE COMMUNITIES, LLC
74-110-144 SOUTH JEFFERSON ROAD
SITE PLAN APPLICATION #SP-15-09
FINDINGS OF FACT AND DECISION
South Village Communities, LLC, is seeking site approval to amend a previously approved plan
to construct two (2) 12 unit multi -family dwellings and one (1) 10 unit multi -family dwelling.
The amendment consists of: 1) after -the -fact approval for site and landscaping modifications, 2)
reducing the number of dwelling units in the 10 unit multi -family dwelling to eight (8) dwelling
units, and 3) revising the lot configuration as approved under #AD-15-01, 74, 110 and 144
South Jefferson Road.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. South Village Communities, LLC, hereinafter referred to as the applicant, is seeking site
approval to amend a previously approved plan to construct two (2) 12 unit multi -family
dwellings and one (1) 10 unit multi -family dwelling. The amendment consists of: 1) after -the -
fact approval for site and landscaping modifications, 2) reducing the number of dwelling units in
the 10 unit multi -family dwelling to eight (8) dwelling units, and 3) revising the lot configuration
as approved under #AD-15-01, 74, 110 and 144 South Jefferson Road, 74, 110 and 144 South
Jefferson Road.
2. The owner of record of the subject property is South Village Communities, LLC.
3. The application was received on March 10, 2015.
4. The subject property is located in the Southeast Quadrant Neighborhood Residential Zoning
District.
5. The plans submitted consist of an eight (8) page set of plans, page one (1) entitled "South
Village Communities, LLC Lot 50 Lot Coverage Plan", prepared by Civil Engineering Associates,
Inc., dated August, 2013, and last revised on 2/11/15.
Zoning District & Dimensional Requirements
The subject lot is part of a previously approved master plan for the entire Planned Unit
Development known as South Village. Setback requirements are met. Building coverage is
calculated at 34.0% (maximum approved per Master Plan is 50%) and is also met.
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The proposed project meets dimensional requirements and limits for overall coverage which had
been approved as part of the Master Plan approval (#MP-04-01 and the amendment #MP-05-
02). The overall coverage is proposed to be 64.97% (maximum approved per the MP is 65%).
The Administrative Officer finds that these requirements are being met.
Height
Section 3.07(C)(1) states that "Where a structure has been approved as part of Master Plan
prior to January 9, 2012 with a height greater than that permitted in these Regulations, such
approved maximum height shall remain in effect.'
The maximum height at time of the Master Plan approval was 40 feet for a pitched roof
structure. The heights of the proposed pitched -roof buildings are as follows:
• Building A = 32.7 ft.
• Building B = 29.1 ft.
• Building C = 29.8 ft.
The Administrative Officer finds that all buildings will comply with the height limitation.
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:
(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 32 units of housing will require 64 spaces calculated as 2 spaces per unit as the spaces will not
be reserved. The applicant proposes a total of 68 spaces on the property itself: 44 underground
spaces and 24 surface parking spaces. The applicant also notes that eight (8) parallel parking
spaces will be constructed along the south side of South Jefferson Road. The applicant notes that
the SBLDR and the ADAAG require that the 68 combined spaces include three (3) handicap spaces
and this requirement is being met. Pedestrian movement is adequate between buildings.
The Administrative Officer finds that this standard is being met.
(b) Parking shall be located to the rear or sides of buildings
Parking is proposed to be located to the side and underneath of the buildings.
Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees,
residents, and visitors to the site. Bicycle racks are shown on the plans (one (1) for each building).
(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,
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The proposed buildings are a pitched roof type structure. The maximum allowable height in the
district is currently 28 feet for a pitched roof. The proposed buildings are between 29.1' and 32.7'
high at the midpoint of the sloped roof. Section 3.07 (C) of the LDRs states that" where a
structure has been approved as part of a Master Plan prior to January 9, 2012 with a height
greater than that permitted in these Regulations, such approved maximum height shall remain
in effect" The structures were approved as part of a Master Plan prior to 1/9/12 so the current
height limit does apply.
The Administrative Officer finds that no height waiver is requested or required.
(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.
The South Burlington Water Department has no comments.
(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 applicant has submitted elevations of the proposed buildings.
The Administrative Officer finds that the proposed buildings are in compliance with this criterion.
(f) 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 applicant has submitted elevations of the proposed buildings.
9. The Administrative Officer finds that the proposed buildings are in compliance with this
criterion.
Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the
South Burlington 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.
The proposed buildings are accessed via two curb cuts. Furthermore, the overall layout of the
subdivision has been reviewed as part of Master Plan review and as a 3-step PUD.
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10. The Administrative Officer finds that this this criterion has been met.
(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.
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 applicants are proposing to locate the two (2) trash and recycling facilities in enclosed areas
on the south side of the parcel.
The Administrative Officer finds that this criterion has been met.
(d) Landscaping and Screening Requirements
Based on submitted building costs of $3,600,000, the minimum landscaping budget should be
$43,500. The applicant's current on -site landscaping budget for acceptable trees and shrubs is
$55,823.
Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow
storage areas that will minimize the potential for run-off. Snow storage will be off -site and the
plans should be revised to note this.
Lighting
Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be
shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -
way.
No changes to previously approved lighting fixtures.
The Administrative Officer finds that these standards are being met.
Other — Units in a Structure
Section 9.05(B) of the LDRs limits the number of units in a building to four (4), and provides
the following:
"Where a structure has been approved as part of a Master Plan prior to January 9, 2012 with a
greater number of dwelling units than those permitted in these Regulations, such approved
number of units in a structure shall remain in effect'
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The Administrative Officer finds that the proposed two (2) 12 unit buildings and the 8-unit
building were approved as part of the South Village Master Plan on this lot and are therefore in
compliance.
OTHER
The changes to the lot configuration place the recreation path easement partially on lot #48
and partially on lot #50. Previously, this easement was entirely on lot #48. Prior to the issuance
of a zoning permit for 110 So. Jefferson Road, the applicant should submit for review and
approval a revised easement deed reflecting the lot line changes.
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves site plan
application #SP-15-09 of South Village Communities, LLC 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 and Zoning.
3. Any new exterior lighting shall consist of downcasting fixtures. Any change to approved
lights shall require approval of the Administrative Officer prior to installation.
4. 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.
5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
6. Prior to the issuance of a zoning permit for the herein approved site modifications, the
applicant shall submit for review and approval an amended Irrevocable Offer of Dedication
and a new recreation path easement deed reflecting the lot line changes.
7. The site plan shall be revised to show the changes below and shall require approval of the
Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to
the Administrative Officer prior to permit issuance.
a. The site plan shall be revised to indicate that snow storage will be off -site.
8. 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.
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9. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to
use or occupancy of the buildings.
10. Any changes to the site plan shall require approval of the South Burlington Development
Review Board.
Signed this Y�dtay of 2015, by
Raymond J. Blair
Administrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by
filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of
Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of
this decision.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state
permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.
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