HomeMy WebLinkAboutSP-10-54 - Decision - 0096 Aiken Street#SP-10-54
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH VILLAGE COMMUNITIES, LLC — 96 AIKEN STREET
SITE PLAN APPLICATION #SP-10-54
FINDINGS OF FACT AND DECISION
South Village Communities, LLC, hereafter referred to as the applicant, is seeking site
approval to construct a 12 unit multi -family dwelling, 96 Aiken Street.
The Board held a meeting on August 17, 2010 and continued to September 7, 2010 so
that the Design Review Committee could review the proposed 12-unit building.
The Development Review Board held a public hearing on July 27, 2010. David Marshall
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 seeking continued site plan application #SP-10-54 of South Village
Communities, LLC to construct a 12 unit multi -Family dwelling, 96 Aiken St.
2. The application was received on July 27, 2010.
3. The owner of record of the subject property is South Village Communities, LLC.
4. The subject property is located in the SEQ Zoning District.
5. The plans submitted consist of a 13 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 35.8%
(maximum approved per MP is 50%) and the overall coverage is proposed to be 70.4%
(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 Dlan aaDlications:
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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.
They have stated that the drive should be at least 5 feet from the property line.
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 access 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 PUD. There is not any 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. However, the
applicant is proposing to install a block retaining wall with a 6' high fence atop the wall. For
approval the applicant will describe the proposed 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 are 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 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 / Q
Motion byseconded by DG�r' - to
approve Site Plah Application #S -10- 54 of South Village Communities LL 96 Aiken
Street subject to the following conditions:
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. The plans shall be revised to show the changes below and shall require approval of
the Administrative Officer. Three (3) copies of the approved revised plans shall be
submitted to the Administrative Officer prior to permit issuance.
a. The plan shall be revised to show the dumpster enclosure
completely enclosed by a fence.
4. 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.
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5. Any new exterior lighting shall consist of downcasting fixtures. Any change to
approved lights shall require approval of the Administrative Officer prior to
installation.
6. The applicant shall adhere to the comments of the South Burlington Water
Department per the letter dated May 8, 2008.
The Board grants one (1) parking space waiver for a total of 26 spaces provided.
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.
9. The applicant shall obtain a Certificate of Occupancy from the Administrative
Officer prior to occupancy of the building.
10. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Mark Behr—`yea)nay/abstain/not present
Matthew Birming a e*nay/abstain/not present
John Dinklage n-iylabstain/not present
Roger Farley — nay/abstain/not present
Eric Knudsen — nay/abstain/not present
Gayle Quimby-- /nay/abstain/not present
Bill Stuono — e nay/abstain/not present
Motion carried by a vote of 1- D - D
Signed thisy day of..
f 2010, by
John Dinklage, hairman
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRECP 5 in writing, within 30 days of the date this
decision is issued. The fee is $250.00. If you fail to appeal this decision, your right to
challenge this decision at some future time may be lost because you waited too long.
You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy;
finality).
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