HomeMy WebLinkAboutSD-08-46 SD-08-47 - Decision - 0550 Dorset Street#S D-08-46
#S D-08-47
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH BURLINGTON SCHOOL DISTRICT - 550 DORSET STREET
PRELIMINARY PLAT APPLICATION #SD-08-46
FINAL PLAT APPLICATION #SD-08-47
FINDINGS OF FACT AND DECISION
The South Burlington School District, hereafter referred to as the applicant, is seeking
preliminary and final plat approval a planned unit development for an educational facility
complex. The proposal consists of constructing a 33 foot high accessory structure
(broadcast booth), 550 Dorset Street.
The Development Review Board held a public hearing on Tuesday, October 7, 2008.
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 preliminary and final plat approval a planned unit
development for an educational facility complex. The proposal consists of
constructing a 33 foot high accessory structure (broadcast booth), 550 Dorset
Street.
2. The application received a favorable sketch plan review on August 19, 2008.
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 consists of a four (4) page set of plans, page one (1)
entitled, "South Burlington High School Bleachers South Burlington, Vermont",
prepared by Summit Engineering, Inc., dated 7/23/08.
6. It was discovered prior to the hearing that the proposed broadcast booth has
already been constructed without approval and without a zoning permit.
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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 is
approximately 13.8% and will remain well within the limits of the district.
PLANNED UNIT DEVELOPMENT STANDARDS
Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs
shall comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the
needs of the project.
According to Section 15.13(B)(1) of the South Burlington Land Development
Regulations, the existing public utility system shall be extended to provide the
necessary quantity of water, at an acceptable pressure, to the proposed additional
dwelling units.
Pursuant to Section 15.13(D)(1), the developer shall connect to the public sewer
system or provide a community wastewater system that is approved by the City and
the State in any subdivision where off -lot wastewater is proposed. The developer is
required to provide such pumping and other facilities as may be necessary.
These criteria are not applicable. No additional water or sewage connections are
necessary.
Sufficient grading and erosion controls will be utilized during and after construction
to prevent soil erosion and runoff from creating unhealthy or dangerous conditions
on the subject property and adjacent properties.
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.
The project incorporates access, circulation and traffic management strategies
sufficient to prevent unreasonable congestion of adjacent roads.
The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as identified in the Open Space Strategy, and any unique
natural features on the site.
These criteria are not applicable.
The project is designed to be visually compatible with the planned development
patterns in the area, as specified in the Comprehensive Plan and the purpose of the
zoning district(s) in which it is located.
This criterion is being met
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Open space areas on the site have been located in such a way as to maximize
opportunities for creating contiguous open spaces between adjoining parcels and/or
stream buffer areas.
The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee)
to ensure that adequate fire protection can be provided.
These criteria are not applicable
Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines
and lighting have been designed in a manner that is compatible with the extension of
such services and infrastructure to adjacent landowners.
Newly installed utility lines, services, and service modifications shall be underground.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
The project is consistent with the goals and objectives of the Comprehensive Plan
for the affected district(s).
The proposed structure is an accessory structure and as such is limited to 15 feet in height.
The proposed broadcast booth sits atop a set of bleachers and is proposed to be 33 feet in
height. The Board may waive this height limitation as part of a PUD under Section 15.02(3)
of the Land Development Regulations. The Board previously stated (at sketch plan) that it
is in favor of granting this waiver.
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.
No changes to the existing buildings are being proposed as part of this application. The
new broadcast booth is sufficiently planned. This criterion is being met on the site.
(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.
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The height of the existing buildings will remain unchanged. However, the applicant is
seeking approval for a height of 33 feet for the proposed broadcast tower. As previously
stated, this may be waived by the Development Review Board, at their discretion.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
It has already been stated that this shall be met.
(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 a rendering of the proposed structure. The booth is proposed
to be constructed of vinyl fencing and anodized aluminum. This is harmonious with the
bleachers to which the booth is attached.
(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 issue of the broadcast booth has already been addressed. No other buildings are
proposed.
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.
At this time, the Board does see the need for 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.
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(d) Landscaping and Screening Requirements
As there is no building construction proposed for this site, there are no minimum
landscaping requirements.
Lighting
There is no additional lighting proposed as part of this application.
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DECISION
Motion by GCE 0R 4 / seconded by )&�4 � L�
to approve Preliminary Plat Application #SD-08-46 and Final Plat Application D-08-47
of the South Burlington School District, 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 plat submitted by the applicant
and on file in the South Burlington Department of Planning and Zoning.
3. 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.
4. Newly installed utility lines, services, and service modifications shall be
underground.
5. Pursuant to Section 3.07(F)(2) of the Land Development Regulations, the Board
waives the 15 foot high requirement and approves a maximum of 33 feet in
height for the broadcast booth.
6. 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.
7. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the broadcast booth.
8. The mylar shall be recorded prior to zoning permit issuance.
9. Any changes to the final plat plan shall require approval by the South Burlington
Development Review Board.
10. The final plat plan (sheet C-1) shall be recorded in the land records within 180
days or this approval is null and void. The plan shall be signed by the Board
Chair or Clerk prior to recording.
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Mark Behr —nay/abst in/not present
Matthew BirminNea
—Ce present
John Dinklage nay/abstain/not present
Roger Farley —ay/abstain/not present
Eric Knudsen —ay/abstain/not present
Peter Plumeau — e /nay/abstain not resent
Gayle Quimby — ea ay/abstain/not present
Motion carried by a vote of (e- O _ O
Signed this day of C - 2008, by
John Dinklage, Chair
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).
M