HomeMy WebLinkAboutSP-11-42 - Decision - 0096 Aiken Street#SP-11-42
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH VILLAGE COMMUNITIES, LLC — 96 AIKEN STREET
SITE PLAN APPLICATION #SP-11-42
FINDINGS OF FACT AND DECISION
South Village Communities, LLC, hereafter referred to as the applicant, is seeking site
plan approval to construct a 12 unit multi -family dwelling, 96 Aiken Street.
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. The Applicant is seeking site plan approval to construct a 12 unit multi -family
dwelling, 96 Aiken Street.
2. The application was received on September 8, 2011.
3. This application is being reviewed by the Administrative Officer for approval pursuant
to Section 14.09 (B) (2) of the So. Burlington Land Development Regulations (SBLDRs).
The previous approval was #SP-10-54 which expired on March 10, 2011 and the subject
application was submitted within six (6) months of this expiration. No changes to the
previously approved plans are proposed.
4. The owner of record of the subject property is South Village Communities LLC.
5. The subject property is located in the SEQ Zoning District.
6. The plans submitted consist of a 16 page set of plans, page one (1) entitled, "Lot 4
Improvements Plan," prepared by Civil Engineering Associates, dated April 2008, last
revised August 30, 2010.
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. The proposed project will meet all dimensional
requirements and limits which had been approved as part of the Master Plan approval
(MP-04-01 and the amendment MP-05-02). Building coverage is calculated at 35.10/0
(maximum approved per MP is 50%) and the overall coverage is proposed to be 68.6%
(maximum approved per the MP is 75%).
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:
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(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.
Access to the building is proposed via a one -directional, 22' wide curb cut from Aiken
Street, across lot 4A, or 64 Aiken Street. This is a private entrance drive which is proposed
to circulate around 64 and 96 Aiken, in one direction, exiting just south of 96 Aiken. There
are parallel parking spaces proposed along most of the length of this drive. The drive splits
between the buildings to access underground parking for each building.
The twelve (12) proposed units require twenty-seven (27) parking spaces. This may be
reduced to 24 parking spaces if all spaces are in common and not reserved. The site plan
includes parking for 26 vehicles, which represents a one (1) space waiver.
Pedestrian movement is adequate.
(b) Parking shall be located to the rear or sides of buildings.
Parking is proposed to be located to the rear and underneath of the 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.
The proposed building is a pitched roof structure. The maximum allowable height in the
district is 45 feet for a pitched roof. The proposed building is 44' 8". Therefore 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 reviewed a similar set of previously approved
plans and provided comments in a letter dated May 8, 2008.
(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 proposed buildings
are in compliance with this criterion.
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(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. 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 building is accessed via a shared curb cut with a similar 12-unit multi -family
building. Furthermore, the overall layout of the subdivision has been reviewed as part of
Master Plan review and as a 3-step PLID. There is not need for additional access to abutting
properties in relation to this site plan application.
(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 trash and recycling facilities between the two
buildings, close to Aiken Street and approximately 30 feet from the sidewalk. The applicant
is proposing to install a block retaining wall with a 6' high fence atop the wall.
(d) Landscaping and Screening Requirements
Based on submitted building costs of $1,500,000, the minimum landscaping budget should
be $22,500. The applicant's current on -site landscaping budget for acceptable trees and
shrubs is $22,520.
The City Arborist has reviewed the plans for planting details and species selection and
provided comments in a memo dated August 23, 2010.
The plans have been revised to be in compliance with the comments of the City Arborist.
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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. No snow storage
areas are shown on the plans.
The plans have been revised to show snow storage areas.
A note on the site plan ensures that a bicycle storage rack is to be placed to the front of
the building.
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.
The applicant has submitted lighting details for building mounted lights; they meet the
standards set forth in the SBLDR. There is no proposed ground or pole -mounted lights.
Other
Section 9.05B states that the DRB may approve up to 12 dwelling units per structure,
provide that "such approval must be granted in conjunction with approval of a Master
Plan, and shall require review and a recommendation of approval by the Design Review
Committee of the architectural design, massing, materials, landscaping and other site
plan features."
The Design Review met on August 23 to discuss this plan, per Section 13.07 of the
SBLDRs. They did not recommend any changes to the plans.
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves site
plan application #SP-11-42 of South Village Communities, LLC to construct a 12 unit
multi -family dwelling, 96 Aiken Street.
1. All previous approvals and stipulations which are not superseded by this approval
shall remain in effect.
2. This project shall be completed as shown on the plans submitted by the applicant
and on file in the South Burlington Department of Planning and Zoning.
3. Prior to permit issuance, the applicant shall post a $22,500 landscaping bond. This
bond shall remain in full effect for three (3) years to assure that the landscaping has
taken root and has a good chance or survival.
4. Any new exterior lighting shall consist of downcasting fixtures. Any change to
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approved lights shall require approval of the Administrative Officer prior to
installation.
5. The applicant shall adhere to the comments of the South Burlington Water
Department per the letter dated May 8, 2008.
6. 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.
7. The applicant shall obtain a Certificate of Occupancy from the Administrative
Officer prior to occupancy of the building.
8 Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed this d y of 2011, by
aymond I Belair
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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