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Home My WebLink AboutSP-15-18 - Decision - 0000 Stonehedge Drive#SP-15-18 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CITY OF SOUTH BURLINGTON — STONEHEDGE DRIVE SITE PLAN APPLICATION #SP-15-18 FINDINGS OF FACT AND DECISION The City of South Burlington, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a multi -unit residential complex known as Stonehedge. The amendment consists of: 1) the creation of a new treatment and detention pond, 2) improvement of swales & ditches, 3) replacement of undersized storm drains, 4) creation of three (3) new bioretention areas, 5) wetland encroachments, and 6) adding four (4) new catch basins, Stonehedge Drive. The Board held public hearings -on May 5, 2015 and May 19, 2015. The applicant was represented by Tom DiPietro. 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 amend a previously approved plan for a multi- unit residential complex known as Stonehedge. The amendment consists of: 1) the creation of a new treatment and detention pond, 2) improvement of swales & ditches, 3) replacement of undersized storm drains, 4) creation of three (3) new bioretention areas, 5) wetland encroachments, and 6) adding four (4) new catch basins, Stonehedge Drive. 2. The owners of record of the subject property are: City of South Burlington, Stonehedge North Area Association & Stonehedge South Area Association. 3. The subject property is located in the Residential 4 & PR Zoning Districts. 4. The application was received on April 13, 2015. 5. The plan submitted consists of three (3) pages with page one (1) entitled, "Stonehedge Stormwater Improvements South Burlington, Vermont Overall Site Plan", prepared by US Army Corps of Engineers New York District and Dubois & King, Inc., dated 3/2/2015. DIMENSIONAL REQUIREMENTS Not applicable. SITE PLAN REVIEW STANDARDS Standards regarding Vehicular access, Circulation, Parking, Landscaping, Outdoor Lighting and Traffic are not applicable to this project. SP 15 18 Stonehedge Drive_City_South Burlington —storm water ffd.doc - 1 — #SP-15-18 (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The Board finds that the proposed project is in keeping with the recommended actions of the Comprehensive Plan. (b) 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. 7. Additional plantings will be added in the vicinity of the detention ponds. The Board finds that this criterion will continue to be met. (c) Parking shall be located to the rear or sides of buildings. Not applicable. (d) 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. Not applicable. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Not applicable. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. Not applicable. (g) 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. Not applicable. In addition to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the 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 or SP 15 18 Stonehedge Drive —City South Burlington —storm water ffd.doc - 2 — #SP-15-18 collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. 8. The Board finds that the reservation of land is not necessary. (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. Not applicable. (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). Not applicable. WETLANDS 12.02 E. Standards for Wetlands Protection (1) Consistent with the purposes of this Section, encroachment into wetlands and buffer areas is generally discouraged. (2) Encroachment into Class II wetlands is permitted by the City only in conjunction with issuance of a Conditional Use Determination (CUD) by the Vermont Department of Environmental Conservation and positive findings by the DRB pursuant to the criteria in (3) below. (3) Encroachment into Class II wetland buffers, Class III wetlands and Class III wetland buffers, may be permitted by the DRB upon finding that the proposed project's overall development, erosion control, stormwater treatment system, provisions for stream buffering, and landscaping plan achieve the following standards for wetland protection: (a) The encroachment(s) will not adversely affect the ability of the property to carry or store flood waters adequately; (b) The encroachment(s) will not adversely affect the ability of the proposed stormwater treatment system to reduce sedimentation according to state standards; (c) The impact of the encroachment(s) on the specific wetland functions and values identified in the field delineation and wetland report is minimized and/or offset by appropriate landscaping, stormwater treatment, stream buffering, and/or other mitigation measures. As detailed in the applicant's memo dated April 13, 2015. The project previously received site plan approval from the DRB on July 18, 2014. Subsequently, the project encountered unanticipated problems while obtaining its State wetlands permit and various changes were therefore made to the plan reduce and mitigate wetlands impacts and also remove a large volume of an invasive plant species. The City received its State Wetland Permit on May 18, 2015. The Board finds that the criteria above in Section 12.02 E are met. SP 15 18 Stonehedge Drive_City_South Burlington —storm water ffd.doc - 3 — #SP-15-18 DECISION Motion by Bill Miller, seconded by Jennifer Smith, to approve site plan application #SP-15-18 of the City of South Burlington, 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 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. 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the stormwater treatment facilities. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Brian Breslend Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 6 — 0 — 0 Signed this. Z I day of 1 ' y 2015, by Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontiudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 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. SP 15 18 Stonehedge Drive_City_South Burlington —storm water ffd.doc - 4 —