HomeMy WebLinkAboutCU-06-04 SP-06-52 - Decision - 0550 Dorset Street#C U-06-04
#SP-06-52
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH BURLINGTON SCHOOL DISTRICT - 550 DORSET STREET
LIGHTING
CONDITIONAL USE APPLICATION #CU-06-04
SITE PLAN APPLICATION #SP-06-52
FINDINGS OF FACT AND DECISION
The South Burlington School District, hereafter referred to as the applicant, is seeking
permission to install four (4) eighty foot (80') high pole lights at South Burlington High
School, 550 Dorset Street. The South Burlington School District is also seeking to
amend a previously approved plan for an educational facility complex. The amendment
consists of installing four (4) eighty foot (80) pole lights, 550 Dorset Street. The
Development Review Board held a public hearing on October 3, 2006. David Young
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 permission to install four (4) eighty foot (80') high pole
lights at South Burlington High School, 550 Dorset Street. The South Burlington
School District is also seeking to amend a previously approved plan for an
educational facility complex. The amendment consists of installing four (4) eighty
foot (80') pole lights, 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 plan submitted is entitled, "South Burlington High School Proposed Field
Lighting South Burlington Vermont", prepared by Dore & Whittier Architects,
dated 9/18/06.
Zoning District & Dimensional Requirements:
There are no changes to the dimensional requirements as part of this application. .
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.
No changes to the existing buildings are being proposed as part of this application. 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 building will remain unchanged.
(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 proposed project does not involve any new exterior construction of buildings, so this
criterion is not applicable.
(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 proposed project does not involve any new exterior construction of buildings, so this
criterion is not applicable.
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.
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No additional access is needed at this time.
(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
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) 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
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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.
Technical review is not recommended for this proposal.
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
stadium lighting is proposed so as to extend municipal and educational facilities by
allowing greater scheduling flexibility for the School District'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.
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(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 approval of this proposal is conditional upon the passage of the related amendment
by the South Burlington City Council.
(e) Utilization of renewable energy resources.
The proposed use will not affect renewable energy resources.
(0 General public health and welfare.
The proposed use will not have an adverse affect on general public welfare.
DECISION
Motion by seconded by
to approve Conditional Use Application #CU-06-04 and Site Plan Application # , P-06-52
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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new
utility lines, services, and service modifications shall be underground.
4. 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.
5. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the new pole lights.
6. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
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Mark Behr --� yea/nay/abstain/not present
Matthew Birmingham —yea/nay/abstain/not present
John Dinklage -nay/abstain/not present
Roger Farley — e�ay/ab t in/not present
Eric Knudsen — yea/na abstai not present
Peter Plumeau — vea/nav/abs aim qre--sew
Gayle Quimby — V�ay/abstain/not present
Motion carried by a vote of �—_ 6 -�
Signed this - day of OC�- a-L 2006, by
John Dinklage, Chair
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Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 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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