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HomeMy WebLinkAboutCU-08-03 SP-08-43 - Decision - 0550 Dorset Street#CU-08-03 #S P-08-43 011 Y OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SOUTH BURLINGTON SCHOOL DISTRICT - 550 DORSET STREET CONDITIONAL USE APPLICATION #CU-08-03 SITE PLAN APPLICATION #SP-08-43 FINDINGS OF FACT AND DECISION The South Burlington School District, hereafter referred to as the applicant, seeking to amend a previously approved plan for an educational facility complex. The amendment consists of: 1) installation of four (4) 80 foot high pole lights, 2) adding 80 cubic yards of fill to create snowboard park, 3) constructing an artificial turf field, and 4) constructing bleachers and a broadcast booth, 550 Dorset Street. The Development Review Board held a public hearing on Tuesday, June 3, 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 South Burlington School District is seeking to amend a previously approved plan for an educational facility complex. The amendment consists of: 1) installation of four (4) 80 foot high pole lights, 2) adding 80 cubic yards of fill to create snowboard park, 3) constructing an artificial turf field, and 4) constructing bleachers and a broadcast booth, 550 Dorset Street. 2. The owner of record of the subject property is the South Burlington School District. 3. The subject property is located in the Municipal Zoning District. 4. The plans submitted consist of a six (6) page set of plans, page one (1) entitled, "South Burlington High School Bleachers South Burlington, Vermont", prepared by Summit Engineering, Inc., dated 5/9/08. 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 13.7% to 13.8% and will remain well within the limits of the district. SITE PLAN REVIEW STANDARDS - 1 - #CU-08-03 #SP-08-43 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. New bleachers and broadcast booth are 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. 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. This is above the height limitation for accessory structures and so may not be permitted as part of site plan review. The Board recommends that the applicant apply under a PUD for this item. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall 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 issue with the broadcast booth have already been discussed. No other buildings are proposed. (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 issue with the broadcast booth have already been discussed. 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: -2- #CU-08-03 #SP-08-43 (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 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 As there is no building construction proposed for this site, there are no minimum landscaping requirements. Lighting The proposed lighting was previously approved as part of site plan and conditional use applications in October 2006. The deadline for obtaining a permit lapsed so the applicant is seeking re -approval of this aspect. The lighting ordinance limits the stadium lighting per the following stipulations: 1) A photometric plan prepared by an engineer or professional lighting designer shall be submitted which indicates pole locations, light levels on the property, with maximum light levels, average light levels, and light levels on all property boundaries clearly indicated. The applicant has submitted a photometric plan prepared by Dore & Whittier Architects. Lighting levels are sufficiently showed. 2) There shall be no light trespass from the stadium lighting onto any residentially zoned property. The photometric plans clearly show that lighting levels reach zero foot-candles well before all property boundaries. -3- #C U-08-03 #S P-08-43 3) Lighting shall be designed and shielded so as to avoid "hot sots" or other concentrations of high light levels. The applicant has submitted lighting cut sheets which indicate 13 fixtures per each of the four poles. Each lighting fixture has a visor system which provides "efficient light on the field and minimal spill light." This is sufficient to meet this criterion. 4) Cut sheets shall be submitted indicating fixture and bulb types, heights, lighting angles, pole materials, shielding and other pertinent information sufficient for technical review by a qualified lighting consultant. The cut sheets submitted as part of this application meet this criterion. The pole heights are proposed to be eighty (80) feet. They will have a pre -cast concrete base with a steel pole and aluminum reflector housing. 5) The DRB shall have the authority to seek an independent technical review by a qualified lighting consultant of any such proposal. The Board has determined that this is not necessary. 6) No stadium lighting shall be illuminated after 11:00 PM. The applicant shall adhere strictly to this criterion. CONDITIONAL USE CRITERIA Pursuant to Section 14.10(E) of the Land Development Regulations, the proposed conditional use shall meet the following standards: 1. The proposed use, in its location and operation, shall be consistent with the planned character of the area as defined by the City of South Burlington Comprehensive Plan. The proposed use is consistent with the planned character of the area, as defined by the Comprehensive Plan. 2. The proposed use shall conform to the stated purpose of the district in which the proposed use is located. The proposed use is consistent this criterion. 3. The Development Review Board must find that the proposed uses will not adversely affect the following: (a) The capacity of existing or planned municipal or educational facilities. The proposed use will not adversely affect municipal services. The application to allow #CU-08-03 #SP-08-43 stadium lighting is proposed so as to extend municipal and educational facilities by allowing greater scheduling flexibility for the City's athletic teams. (b) The essential character of the neighborhood or district in which the property is located, nor ability to develop adjacent property for appropriate uses. The proposed use will not inhibit the ability of adjacent property owners to develop appropriate uses. (c) Traffic on roads and highways in the vicinity. The proposed stadium lighting will not, in and of itself, increase traffic on nearby roads or impair the local highways. No lighting will spill onto adjacent roadways. (d) Bylaws in effect. The proposal is in compliance with all applicable bylaws. (e) Utilization of renewable energy resources. The proposed use will not affect renewable energy resources. (f) General public health and welfare. The proposed use will not have an adverse affect on general public welfare. DECISION Motion by Gayle Quimby, seconded by Roger Farley, to approve Conditional Use Application #CU-08-03 and Site Plan Application #SP-08-43 of the South Burlington School District, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in full 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. No approval shall be granted herein for the broadcast booth as the Board does not have the authority under the applications submitted by the applicant to allow an increase to the maximum height for an accessory structure. 4. No approval shall be granted herein for the filling within the snowboard park. 5. No stadium lighting shall be illuminated after 11:00 PM. 6. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. -5- #CU-08-03 #SP-08-43 7. 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. 8. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the stadium lights or the bleachers. 9. Any change to the site plan shall require approval of the South Burlington Development Review Board or the South Burlington Administrative Officer. Mark Behr — yea/nay/abstain/not present Matthew Birmingham — yea/nay/abstain/not present John Dinklage — re /nay/abstain/not present Roger Farley — }t�nay/abstain/not present Eric Knudsen — yea/nay/abstain/not present Peter Plumeau — yeo/nay/abstain/not present Gayle Quimby — ie /nay/abstain/not present Motion carried by a vote of Signed this day of 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).