Loading...
HomeMy WebLinkAboutSP-24-33 - Decision - 0099 Proctor Avenue#SP-24-33 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING ROMAN CATHOLIC DIOCESE OF BURLINGTON – 99 PROCTOR AVENUE SITE PLAN APPLICATION #SP-24-33 FINDINGS OF FACT AND DECISION The Roman Catholic Diocese of Burlington, hereinafter referred to as the applicant, is seeking to amend a previously approval to amend a 126,875 sq. ft. educational facility (Rice Memorial High School) by reconfiguring and installing turf on the existing athletic fields, removing the existing track and bleachers, constructing new pervious walkways, and other minor site improvements. The amendment consists of phasing the previously approved project, 99 Proctor Avenue. 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 to amend a previously approval to amend a 126,875 sq. ft. educational facility (Rice Memorial High School) by reconfiguring and installing turf on the existing athletic fields, removing the existing track and bleachers, constructing new pervious walkways, and other minor site improvements. The amendment consists of phasing the previously approved project, 99 Proctor Avenue. 2. The owner of record of the subject property is the Roman Catholic Diocese of Burlington. 3. The subject property is located in the Residential 4 Zoning District. Portions of this property not proposed to be impacted by this project are located in the Wetland Advisory Layer. 4. The application was received on 7/24/2024. 5. The plans submitted consist of: Sheet No. & Title Prepared by Last Revised Date C-1.01 – Civil Site Plan Krebs & Lansing 7/22/2024 C-1.02 – Civil EPSC Plan Krebs & Lansing 8/12/2024 6. The applicant previously received approval from the Board to alter the existing athletic field space at Rice Memorial High School to slightly enlarge the dimensions of the existing baseball field, slightly shift the location of the existing grass soccer field, and replace the existing natural grass surface of both fields with artificial turf. 7. The applicant is seeking approval to phase this project. The applicant is proposing to re-construct and add turf to the northern of the two athletic fields (Phase 1) by mid-September of 2024, and is proposing to re-construct and add turf to the southern athletic field (Phase 2) within two years of the CO date for Phase 1. 8. The existing educational facility is a Conditional Use in the Residential-4 Zoning District. The Administrative Officer finds that the Board has already reviewed and approved the previously proposed alteration of the athletic fields and that the newly proposed phasing of that project does not increase or amplify the impact or scope of the previously approved Conditional Use. As such, this application is not being reviewed as a Conditional Use and is not being reviewed by the Development Review Board. #SP-24-33 2 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Residential-4 Zoning District Required Existing Proposed Min. Lot Size (non-residential) 40,000 sf 30.1 acres No change Max. Building Coverage 30 % 5.7% No change Max. Overall Coverage 60 % 17.3% No change Min. Front Setback 30 ft. Not provided No change Min. Side Setback 10 ft. Not provided No change Min. Rear Setback 30 ft. Not provided No change Max Height, flat roof 25 ft. Not provided No change Only the standards below are affected by this application. All other standards will continue to be met. SITE PLAN REVIEW CRITERIA 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: B. Site Design Features. All proposed development shall comply with standards for the placement of buildings, parking and loading areas, landscaping and screening, open space, stormwater, lighting, and other applicable standards related to site design pursuant to these Land Development Regulations. No changes to landscaping and screening, open space, or lighting are proposed. The comments of the stormwater section are provided below under Section 13.05. The applicant has proposed to design the phases construction in such a way that the site will be in compliance with all safety and landscaping standards both at the conclusion of Phase I and Phase II. I. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, 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). Small receptacles intended for use by households or the public (i.e., non-dumpster, non-large drum) shall not be required to be fenced or screened. The applicant has testified that the existing dumpsters are screened in compliance with the above standard. The Administrative Officer shall verify this testimony as part of the Certificate of Occupancy inspection that will be required prior to use of the new turf field space. OTHER APPLICABLE CRITERIA Project Phasing As per provided plan sheet C-1.01, the applicant is proposing to reconstruct and add turf to the existing soccer field first, as part of Phase 1. Phase 1 will also include provision of the required short- term bike parking facilities and construction of the relevant portion of the proposed pervious path network. The applicant is proposing to complete the project in a second phase, including expanding and adding turf to the existing baseball field, removal of the existing bleachers that are located between the two athletic fields, and completion of the pervious path network. #SP-24-33 3 The Administrative Officer finds that the proposed phasing plan is acceptable, and that the applicant shall obtain a Certificate of Occupancy for Phase I from the Administrative Officer upon completion of the northern turf field and prior to occupancy and/or use of that field. The Administrative Officer further finds that the applicant shall complete and obtain a Certificate of Occupancy for Phase II from the Administrative Officer within 2 years of the CO date for Phase I. 13.04 Landscaping Existing approved landscaping is required to be maintained in a vigorous growing condition. As part of the previous approval, the applicant included protection measures for the existing 12” tree on the west end of the existing track. This tree shall be retained and in good condition both at the conclusion of Phase I and Phase II. 13.04.B(7) Snow Storage The applicant has specified the snow storage areas on the submitted plans. The Board finds this criterion met. 13.05 Stormwater Management The City Stormwater Superintendent reviewed the submitted plans on 8/12/2024 and offered the following comments. I have reviewed and am satisfied with the proposed phased EPSC plan. I would like to offer a couple comments: - The site contractor should treat the EPSC plan as a guide and adjust EPSC measures as necessary to ensure sediment does not leave the site. - EPSC measures should be regularly maintained and replaced as needed throughout the duration of both phases of construction. - All EPSC measures should be installed in accordance with the methodologies laid out in Vermont DEC’s Low Risk Site Handbook for Erosion Prevention and Sediment Control. The Administrative Officer finds the criteria of Section 13.05 of the LDRs to be met. 13.03 Bicycle Parking & Storage The applicant is proposing to install the 26 previously approved short-term bike parking spaces prior to the conclusion of Phase I. The Administrative Officer finds this criterion met. 13.07 Exterior Lighting The applicant has testified that no new or revised exterior light fixtures are proposed as part of this application. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-24-33 of the Roman Catholic Diocese of Burlington, subject to the following conditions: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning as conditioned herein. 3. The Administrative Officer concurrently issues ZP-24-267. #SP-24-33 4 4. The athletic fields at Rice Memorial High School shall only be used for school-related athletics and activities. 5. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure. 6. The applicant must ensure that the existing 12” tree on the west end of the existing track is retained and in good condition. 7. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 8. The proposed project must adhere to standards for erosion control as set forth in Section 16.03 and the grading standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 9. The final grades west of the turf may vary by no more than 3 vertical feet from existing grade, and grading beyond the turf shall be limited to east of the existing driveway. 10. The Administrative Officer must verify that the existing dumpster enclosure(s) meet all standards of Article 14.07.I prior to issuance of a Certificate of Occupancy. 11. The applicant shall obtain a Certificate of Occupancy for Phase I from the Administrative Officer upon completion of the site improvements and the first turf field and prior to occupancy and/or use of that turf field. 12. The applicant shall obtain a Certificate of Occupancy for Phase II from the Administrative Officer within 2 years of the CO date for Phase I. 13. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer as allowed by the Land Development Regulations. Signed on this 14th day of August, 2024 by ______________________________ Marty Gillies, acting Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. 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.