HomeMy WebLinkAboutSP-08-117 - Decision - 0064 Aiken Street#SP-08-117
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH VILLAGE COMMUNITIES, LLC — 64 AIKEN STREET
SITE PLAN APPLICATION #SP-08-117
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, 64 Aiken Street.
The Development Review Board held a public hearing on Tuesday, January 20, 2009.
Dave 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 site approval to construct a 12 unit multi -family dwelling,
64 Aiken Street.
2. A similar request was made and approved by the board in May 2008; however
the applicant did not record the Mylar in time and the approval lapsed. As part of
this application, the applicant has also addressed some previous concerns by the
Board.
3. The application was received on December 12, 2008.
4. The owner of record of the subject property is South Village Communities, LLC.
5. The subject property is located in the Southeast Quadrant Zoning District.
6. The plans submitted consists of a 15 page set of plans, page four (4) entitled,
"Lot 4 Condominiums Planting Plan", prepared by Civil Engineering Associates,
Inc., dated 4/28/08.
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.
Should the Development Review Board approve the applicant's request for a waiver of
overall coverage as part of related applications (SD-08-24 and SD-08-25), 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).
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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.
Access to the building is proposed via a shared 20' curb cut from Aiken Street. This is a
private entrance drive. The Board has no concerns with the proposed curbcut.
The twelve (12) proposed units require twenty-seven (27) parking spaces. The site plan
includes parking for 27 vehicles (eighteen spaces in the subsurface garage, nine spaces in
the proposed parking area and access drive).
However, based on the site plan submitted, the subsurface parking space dimensions do
not meet the standards of the South Burlington Land Development Regulations. The plans
should be revised to ensure that the underground parking spaces meet the requirements of
Table 13-8 of the South Burlington Land Development Regulations.
Pedestrian movement is adequate.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
Parking is proposed to be located to the side 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 roof of the proposed building is a hybrid of flat and pitched. The height of the building is
proposed to be 37.6 feet to the midpoint of the eave for the sloped portion of the roof. The
height of the building to the top of the flat portion of the roof is proposed to be 38 feet.
The maximum height for a flat roofed building is 35 feet. The maximum height for a pitched
roof building is 40 feet. The Board previously discussed this matter and determined that
they wish to classify this building as a flat roof building, thereby necessitating a height
waiver of three (3) feet. The Board previously granted a height waiver of three feet.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
The South Burlington Water Department has reviewed the plans and provided comments in
a letter dated May 8, 2008.
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(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 building. The proposed building is
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 elevation of the proposed building. The proposed building is 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 PUD. The Board does not find 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 dumpsters are proposed to be located within the parking garage.
(d) Landscaping and Screening Requirements
Based on submitted building costs of $1,536,000, the minimum landscaping budget should
be $22,860. The applicant is proposing $22,970 in landscaping.
The City Arborist has not yet reviewed them for planting details and species selection. He
shall review them and provide comments; if necessary they shall be revised.
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The plans do include landscaping around the utility cabinets
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.
A note on the site plan ensures that a bicycle storage rack is to be included in the
garage.
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 South Burlington Land Development Regulations. There is no
proposed ground or pole -mounted lights.
Other
The City of South Burlington Fire Chief has not yet reviewed the plans or provided
comments.
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 Committee has been reduced to merely two members who have not
been able to meet. The Planning Commission is working with staff to redesign the scope
and function of this Committee. In the interim, staff recommended that the Development
Review Board function as the Design Review Committee in oversight of this project. The
applicant has submitted all the details which would facilitate this review. The Board has
also reviewed the design specifications for the proposed multi -family and has no
concerns or objections and finds it in compliance with the general goals of the
Comprehensive Plan for the Southeast Quadrant.
DECISION
Motion by (� �� il��Yl�✓ seconded by �06��� E� to
approve Site Plan Application YtSP-08-117 of South Village Communities 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.
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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 site plan shall be revised to ensure that all parking spaces meet the
requirements of Table 13-8 of the SBLDR.
b. The plans shall be revised to show snow storage areas.
c. The plans shall be revised to comply with the requests of the South
Burlington Fire Chief, if necessary.
d. The plans shall be revised to comply with the requests of City Arborist, if
necessary.
4. Prior to permit issuance, the South Burlington Fire Chief shall review the plans
and provide comments. The applicant shall adhere to the comments of the City of
South Burlington Fire Chief, if necessary, the plans shall be revised accordingly.
5. The applicant shall adhere to the comments of the South Burlington Water
Department per the letter dated May 8, 2008.
6. The City Arborist shall review the plans and provide comments. If necessary, the
plans shall be revised in compliance with the comments of the City Arborist.
7. The Board grants a height waiver of three (3) feet for a maximum height of 38 feet.
8. Pursuant to Section 15.13(E) of the Land Development Regulations, any new
utility lines, services, and service modifications shall be underground.
9. Prior to permit issuance, the applicant shall post a $22,860 landscaping bond
which shall remain in full effect for three (3) years to assure that the landscaping
has taken root and has a good chance of survival.
10. 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.
11. The applicant shall obtain a Certificate of Occupancy from the Administrative
Officer prior to occupancy of the structure.
12. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
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Mark Behr — e Ynay/abst In/not present
Matthew Birmingham nay/abstain/not present
John Dinklage — yea/nay/abstain not presen
Roger Farley —%-enay/abstain/not
nay/abstain/not present
Eric Knudsen — present
Peter Plumeau — ea/nay/abstain of presen
Gayle Quimby — nay/abstain/not pres ea
Motion carried by a vote of (;;- O -0
Signed this I�X7 day of A A1q0A-K"i 2009, by
7 7-
7�K—
ark Behr, Vice Chairman
P
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 $225.00. 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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