HomeMy WebLinkAboutSP-08-35 - Decision - 0096 Aiken Street#SP-08-35
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH VILLAGE COMMUNITIES, LLC - 96 AIKEN STREET
SITE PLAN APPLICATION #SP-08-35
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 Development Review Board held a public hearing on Tuesday, May 20, 2008. 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 site approval to construct a 12 unit multi -family dwelling,
96 Aiken Street.
2. The owner of record of the subject property is South Village Communities, LLC.
3. The subject property is located in the Southeast Quadrant Neighborhood
Residential (SEQ-NR) Zoning District.
4. The plans submitted consist of a 15 page set of plans, page four (4) entitled,
"South Village Spear Street and Allen Road South Burlington, VT Lot 4
Condominium Planting Plan", prepared by Civil Engineering Associates, 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.
The Development Review Board approved 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 therefore 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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#S P-08-35
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 curb cut.
The twelve (12) proposed units require twenty-seven (27) parking spaces. The site plan
includes parking for 28 vehicles (nineteen spaces in the subsurface garage, nine spaces in
the proposed parking area and access drive).
However, based on the site plan submitted, the garage parking spot 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.
A note on the plan is incorrect with respect to the number of parking spaces required. This
should be revised to accurately reflect the number of required parking spaces.
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 39.6 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 40 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 has decided they will classify this building as a flat roof
building. As a flat roof building, the applicant will require a height waiver of five (5) feet.
(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.
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The South Burlington Water Department has reviewed the 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 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 elevations 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 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 no 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
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Based on submitted building costs of $1,528,000, the minimum landscaping budget should
be $10,780. The applicant's current on -site landscaping budget does not meet this value;
The plans should be revised to meet the minimum.
As the plans are to be revised, 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.
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 9.0513 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 recommends 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. Staff 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.
#SP-08-35
DECISION
Motion by �; LQ' `-iUI /J I seconded by '-i F44(cl�'l
to approve Site Plan Application SP-08-35 of South Village Communities, LL , subject
to the following conditions:
1. All previous approvals and stipulations which are not superseded by this
approval shall remain in full 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 South Burlington 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 South Burlington Land Development
Regulations.
b. The plan notes shall be revised to accurately reflect the required number of
parking spaces.
c. The plans shall be revised to show a minimum landscaping budget of
$10,780 and reviewed by the City Arborist.
d. The plans shall be revised to show snow storage areas.
4. The Board approves a height waiver of five (5) feet for a flat roofed structure for a
total height of 40 feet.
5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new
utility lines, services, and service modifications shall be underground.
6. The applicant shall adhere to the comments of the South Burlington Water
Department per the letter dated May 8, 2008.
7. 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.
8. The applicant shall post a landscape bond in the amount of $10,780. This bond
shall remain in full effect for three (3) years to assure that the landscaping has
taken root and has a good chance of survival.
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9. Any new exterior lighting shall consist of downcasting fixtures. Any change to
approved lights shall require approval of the Administrative Officer prior to
installation.
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/Compliance from the
Administrative Officer prior to occupancy.
12. Any change to the site plan shall require approval of the South Burlington
Development Review Board or the South Burlington Administrative Officer.
Mark Behr — yea/nay/abstain of presen
Matthew Birmingh m — yea/nay a stain of prese
John Dinklage ye ay/abstain/not presen
Roger Farley — a ay/abstain/not present
Eric Knudsen — e nay/abstain/not present
Peter Plumeau — e nay/abstain/not present
Gayle Quimby — e nay/abstain/not present
Motion carried by a vote of d -
Signed this '� a day of 2008, by
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7 John Dinklag , Chair
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 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).
ME