HomeMy WebLinkAboutSP-23-042 - Decision - 0438 O'Brien Farm Road#SP-23-042
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CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SUMMIT LOT 11, LP – 438 O’BRIEN FARM ROAD
SITE PLAN REVIEW APPLICATION #SP-23-042
FINDINGS OF FACT AND DECISION
Site plan application #SP-23-042 of Summit Lot 11, LP, to amend a previously approved master plan for
up to 458 dwelling units and up to 45,000 sf of office space. The amendment consists of modifying the
approval for a four-story 47 unit residential building on Lot 11 to reflect changes to the parking garage
layout necessitated by conditions only discovered once construction was underway, 438 O’Brien Farm
Road.
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. Summit Lot 11, LP, herein referred to as the applicant, is seeking approval to amend a previously
approved master plan for up to 458 dwelling units and up to 45,000 sf of office space. The
amendment consists of modifying the approval for a four-story 47 unit residential building on Lot 11
to reflect changes to the parking garage layout necessitated by conditions only discovered once
construction was underway, 438 O’Brien Farm Road.
2. The owner of record of the subject building is Summit Lot 10, LP.
3. The property lies within the Residential 12 zoning district.
4. A complete application was received on October 13, 2023.
5. The plans submitted consist of the following:
Sheet No Plan Description Prepared by Last Revised Date
A-2.1 Lower Level Plan G4 Design Studios 8/18/2023
C-3 Site Plan Krebs & Lansing 8/29/2023
6. The modifications consist of changing the configuration of the parking garage.
Only the standards below are affected by this application. All other standards will continue to be met.
OTHER STANDARDS
13.02 Off-Street Parking and Loading
The building on Lot 11 contains 6 studio units, 21 1-bedroom units, and 9 2-bedroom units. The
minimum required parking spaces is calculated as follows.
0.75 parking spaces per studio = 4.5
0.75 parking spaces per one bedroom = 15.75
0.75 guest space per 4 studio/1 bedroom units = 5.06
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1 parking space per two-bedroom unit 1 = 9
Total = 34.3 round to 35 parking spaces required
The provided plans include 32 surface parking and 20 garage parking spaces on Lot 11 for a total of 52
parking spaces. One of the garage parking spaces is labeled as a “compact” space and is only 8-ft wide,
while the standard parking space width is 9-ft.
13.02M. Modification of Requirements: The Administrative Officer or Development Review Board
may approve minor modifications to parking lot dimensions as specified in Table 13-2 where the
applicant can demonstrate necessity of modifications and where safety of the motor vehicle and
pedestrian circulation are retained.
The “compact” space is reduced in width due to fire safety separation requirements from stairwells.
Adequate swing distance is available adjacent to the stairwell. The initial approval for the building on
Lot 11 (SD-21-25) included this 8-ft wide parking space. The written decision did not explicitly reference
this approved modification. For clarity, this decision affirms the modification.
The Administrative Officer finds parking requirements to be met.
13.03 Bicycle Parking and Storage
47 long-term and 5 short-term bicycle parking spaces are required for this project. No changes to the
approved bicycle parking area proposed.
13.04.B(7) Snow Storage
Per Section 13.04(B)(7), “snow storage areas must be specified and located in an area that minimizes the
potential for erosion and contaminated runoff into any adjacent or nearby surface water.” The snow
storage areas are indicated on the site plan. The Administrative Officer finds this criterion met.
13.07 Exterior Lighting
No changes to lighting are proposed as part of this amendment.
Traffic Impacts
No changes to traffic are proposed as part of this amendment.
Water & Wastewater Allocation
No changes to water or wastewater demand are proposed as part of this amendment.
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application
#SP-23-042 of Summit Lot 11, LP, subject to the following conditions:
1 Act 47 prohibits towns from requiring more than 1 space per unit in areas served by water/sewer.
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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 plan and shall be on file in the South Burlington
Department of Planning and Zoning.
3. The Administrative Officer concurrently issues Zoning Permit #ZP-23-391.
4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications must be underground.
5. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G.
6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of
the building.
7. The proposed project must adhere to standards for erosion control as set forth in Section 16.03 of
the South Burlington Land Development Regulations. In addition, the grading plan must meet the
standards set forth in Section 16.04 of the South Burlington Land Development Regulations.
8. Any change to the approved plan shall require approval by the South Burlington Administrative
Officer or the Development Review Board, as allowed under the Land Development Regulations.
Signed on this 4th day of December, 2023 by
Marla Keene, Administrative Officer
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://vermontjudiciary.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 802.477.2241 to speak with the regional Permit Specialist.