Loading...
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. - 1 - #S D-08-46 #SD-08-47 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 -2- #SD-08-46 #SD-08-47 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. -3- #SD-08-46 #SD-08-47 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. -4- #S D-08-46 #SD-08-47 (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. //�� 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. -5- #SD-08-46 #SD-08-47 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