HomeMy WebLinkAboutSP-09-57 - Decision - 0550 Dorset Street#S P-09-57
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH BURLINGTON SCHOOL DISTRICT - 550 DORSET STREET
SITE PLAN APPLICATION #SP-09-57
FINDINGS OF FACT AND DECISION
The South Burlington School District, hereafter referred to as the applicant, seeking site
plan approval to amend a previously approved plan for an educational facility complex
consisting of a high school and middle school. The amendment consists of: 1)
constructing a 1,850 sq. ft. concession building, and 2) constructing a 1,600 sq. ft. team
room building, 550 Dorset Street.
The Development Review Board held a public hearing on July 21, 2009. Sheila McIntyre
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 plan approval to amend a previously approved plan for
an educational facility complex consisting of a high school and middle school. The
amendment consists of: 1) constructing a 1,850 sq. ft. concession building, and 2)
constructing a 1,600 sq. ft. team room building, 550 Dorset Street.
2. The application was received on June 30, 2009.
3. The owner of record of the subject property is the South Burlington School District
4. The subject property is located in the Municipal Zoning District.
5. The plans submitted consist of a three (3) page set of plans, page one (1) entitled,
"Site and Utility Plans South Burlington High School Concession Building 500 Dorset
Street South Burlington, Vermont", prepared by Summit Engineering, Inc., dated
7/15/2009.
Zoning District & Dimensional Requirements:
Given the large parcel size of nearly 80 acres, there are very little impacts to the
dimensional requirements as part of this application. Total overall coverage will increase
from 13.8% to 14% and will remain well within the limits of the district.
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:
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(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.
The proposed concession area and team room are accessed directly from the main
parking area which serves the middle and high schools. A new gate will be added
around the filed to insure that people enter at the appropriate location. The applicant is
proposing a paved walkway from the parking area to the concession area. Additionally, a
paved walk is proposed to connect the concession area with the proposed team room.
There is an existing concrete sidewalk which runs along the field area to the new
walkway.
(b) Parking shall be located to the rear or sides of buildings to the greatest
extent practicable.
No changes to the existing buildings or existing parking are being proposed as part of
this application.
(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 height of the existing buildings will remain unchanged. The applicant has stated that
the newly proposed concession area and team room are below the height limitation of 15
feet for accessory structures.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
(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 accessory structures are minor buildings with little visual impact. As such, the Board
has not requested building elevations.
(t) 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 accessory structures are minor buildings with little visual impact. As such, the Board
has not requested building elevations.
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
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access for emergency or other purposes, or to improve general access and
circulation in the area.
At this time, the Board does not suggest providing additional accesses.
(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).
There are no changes proposed to the existing trash facilities.
(d) Landscaping and Screening Requirements
Based on construction costs of $174,040, the minimum landscaping requirement shall
be $5220. The applicant is proposing $5237 in new landscaping.
Lighting
The applicant is proposing new pedestrian scaled lighting which are cutoff post tops and
dark sky compliant.
Water Lines
The South Burlington Water Department has reviewed the plans and provided
comments in a letter dated July 21, 2009. They have expressed some concerns about
the hydrant on the property and the related water lines and have requested upgrading
the water supply line to the hydrant by August 1, 2010.
DECISION
Motion by % seconded by4"-,/ �/i� i� to
approve Site PI n Application # P-09-57 of the South Burlington School Di trict 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 height of the proposed buildings shall be below 15 feet.
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4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
5. The applicant shall adhere to the comments of the South Burlington Water
Department. Where necessary, the plans shall be revised accordingly.
6. 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 incorporate the changes requested in the
Water Department's letter of July 21, 2009 to the applicant's engineer.
7. The applicant shall obtain final wastewater allocation prior to issuance of a zoning
permit.
8. The proposed project shall 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 shall meet the standards set forth in Section 16.04 of the South
Burlington Land Development Regulations.
9. All new exterior lighting shall consist of downcasting, shielded fixtures. Any change
to approved lights shall require approval of the Administrative Officer prior to
installation.
10. The applicant shall obtain a zoning permit for the first building within six (6) months
of this approval. The Development Review Board grants a period of five (5) years for
approval of phase 2 (second building) of the proposed development. At such time as
the five years is reached and the applicant has not sought a zoning permit for phase
2, they shall be eligible, per Section 17.04 of the South Burlington Land Development
Regulations, for one (1) extension to an approval if the application takes place before
the approval has expired and if the Development Review Board determines that
conditions are essentially unchanged from the time of the original approval. In
granting such an extension, the Development Review Board may specify a period of
time up to one (1) year for the extension.
11. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer
prior to use of the concession building and the team building.
12. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Mark Behr e ay/abstain/not present
Matthew Birminghamto
nay/abstain/not present
John Dinklage — nbstain/not present
Roger Farley — ay/abstain/not present
Eric Knudsen — a ay/abstain/not present
Gayle Quimby - €nay/abstapresent
Motion carried by a vote ofQ- d-
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Signed thiSA4 day of 2009, by
John Dinklage) Chairman
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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