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Home My WebLink AboutSP-14-31 - Decision - 0575 Dorset Street#SP-14-31 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CITY OF SOUTH BURLINGTON 575 DORSET SREET SITE PLAN APPLICATION #SP-14-31 FINDINGS OF FACT AND DECISION The City of South Burlington, hereafter referred to as the applicant, is seeking Site Plan approval to amend a previously approved plan for a municipal building consisting of City Hall and the Fire Department. The amendment consists of: 1) constructing stormwater system improvements, 2) after - the -fact approval of the telecommunications tower, 3) reconfiguration of the building's front entrance sidewalk, and 4) revising the parking layout, 575 Dorset Street. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1) The applicant is seeking Site Plan approval to amend a previously approved plan for a municipal building consisting of City Hall and the Fire Department. The amendment consists of: 1) constructing stormwater system improvements, 2) after -the -fact approval of the telecommunications tower, 3) reconfiguration of the building's front entrance sidewalk, and 4) revising the parking layout, 575 Dorset Street. 2) The application was received on June 25, 2014. 3) The owner of record of the subject property is the City of South Burlington. 4) The subject property is located in the Municipal Zoning District. 5) The plans submitted consist of a 10 page set of plans; page three (3) entitled "South Burlington City Office Stormwater Improvements Existing Site Plan", prepared by Hoyle, Tanner & Associates, Inc. dated May 2014. 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 principal structure on the site is proposed. Landscaping is proposed to be altered with the addition of a vegetated swale along the southern access drive and replacement of a treed area in the northern section of the property with a vegetated biorentention facility, to improve 1 #SP-14-31 stormwater management. Also, the landscaping at the building entrance will be revised to improve the entrance's appearance. The Administrative Officer finds that these criteria have been met by the proposed application. (b) Parking shall be located to the rear or sides of buildings. No additional spaces are proposed. The existing parking layout will be revised to angled parking to reflect the one-way traffic flow. (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. No changes are proposed to existing building. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. New utilities are proposed to be underground, except for the stormwater vegetated swale and bioretention facility, which are intended to capture water run-off in an above -ground manner. (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. No changes are proposed to the building. The Administrative Officer finds that the proposed landscape screening and stormwater vegetation will complement existing vegetation on the site. (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 applicant is seeking after -the -fact approval for a telecommunications facility. The facility is located to the rear of the principal structure and includes a fence that is partially screened by vegetation. Treed areas partially screen this facility from properties and public roadways to the north, south, and west, while the site's principal structure partially screens the facility from Dorset Street. 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. A shared access exists between the subject property and property to the south. The Administrative Officer finds that additional reservations of land are not necessary. W #SP-14-31 (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). The plans indicate that the dumpsters on the site will be screened with opaque fencing. (d) Landscaping and Screening Requirements As there is no building construction proposed for this site, there are no minimum landscaping requirements. The applicant is proposing to replace a treed area on the northern portion of the property with a bioretention facility and revising the landscaping at the building's entrance. The Administrative Officer finds that this provides an enhancement to the property as it improves stormwater management. Section 3.05 Height of Structures — Telecommunications Facility The applicant is seeking after -the -fact approval for a 90-foot tall telecommunications facility. Pursuant to Section 3.07(D)(2)(a), a structure with a height in excess of the limitations set forth in Table C-2 for the district may be approved. For each foot of additional height, all front and rear setbacks shall be increase by one (1) foot and all side yard setbacks shall be increased by one half (1/2) foot. The height limitation for the Municipal District is 35 feet. The proposed telecommunications facility is 90 feet in height, requiring the following setbacks: • Front: 95' [40' setback plus 55' (1' for each foot additional height above limit)] • Rear: 85' [30' setback plus 55' (1' for each foot additional height above limit)] • Sides: 42.5' [15' setbacks plus 27.5' (1/2' for each foot additional height above limit)] The proposed telecommunications facility meets all of the locational criteria. It is set back 192' from the front property line, 250' from the rear property line, and 185' from the nearest side property line. The Administrative Officer finds that the telecommunications facility meets the standards. Section 13.01(1) Handicapped —Accessible Parking Spaces. Parking spaces for handicapped persons shall be provided for all non-residential uses. The proposed site plan shows four (4) such spaces. There are approximately 79 stripped parking spaces shown on the plan. Pursuant to the regulations, this necessitates a minimum of four (4) handicapped -accessible spaces, 3 #SP-14-31 unless otherwise determined by ADA Accessibility guidelines. This requirement is being met. Section 13.07 Exterior Lighting Pursuant to Section 13.07 of the LDRs, all exterior lighting shall be shielded and downcast. All existing exterior light fixtures will be replaced with downcasting shielded fixtures and any new fixtures will also be downcasting & shielded. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP- 14-31 of City of South Burlington, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The applicant shall regularly maintain all stormwater treatment and conveyance structures on site. 3. 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. 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the stormwater improvements. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. W Signed on this day of (�J� , 2014 by IA)�— &� .ymon J. Belair, Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. 11