HomeMy WebLinkAboutSD-04-10 SD-04-11 - Decision - 1215 Dorset StreetCITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING & ZONING
CITY OF SOUTH BURLINGTON — DORSET STREET WATER TANK
PRELIMINARY PLAT APPLICATIN #SD-04-10
FINAL PLAT APPLICATION #SD-04-11
FINDINGS of FACT AND DECISION
The City of South Burlington, hereafter referred to as the "Applicant", is requesting preliminary
and final plat plan approval of a project to amend a planned unit development consisting of a
115.5 ft. high 1,500,000 gallon water storage tank. The amendment consists of expanding the
water storage tank to 2,100,000 gallons and increasing the height to 150.5 ft, 1215 Dorset
Street. The sketch plan was reviewed on January 20, 2004. The South Burlington
Development Review Board held a public hearing on March 16, 2004. Wayne Elliott
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:
1. The Applicant is requesting preliminary and final plat plan approval of a project to amend
a planned unit development consisting of a 115.5 ft. high 1,500,000 gallon water storage
tank. The amendment consists of expanding the water storage tank to 2,100,000
gallons and increasing the height to 150.5 ft, 1215 Dorset Street.
2. The project lies in the Southeast Quadrant Zoning District
3. The owner of record of the property is the Champlain Water District.
4. The plans consist of three (3) sheets, Sheet One (1) of which is entitled, "Dorset Street
Water Storage Tank Expansion City of South Burlington South Burlington, Vermont",
prepared by Forcier Aldrich & Asociates, dated 10/29/03, last revised on 02/05/04.
Zoning District & Dimensional Requirements
Table 1. Dimensional Reauirements
SEQ Zonina District
Re uired
Proposed
Min. Lot Size
40 000 SF
n/a
Max. Density
1.2 units/acre
n/a
Max. Building Coverage
15%
4.7%
Max. Overall Coverage
30%
18.5%
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Min. Front Setback
20 ft.
>20 ft.
Min. Side Setback
20 ft.
13 ft.
Min. Rear Setback
30 ft.
> 30 ft.
Max. Front Yard Covera e
30%
22%
Max. Building Height
35 ft.
1 150.5 ft.
zoning compliance
preexisting noncompliance
♦ waiver granted per Section 3.07(E)(2) of the Land Development
Regulations
SUBDIVISION CRITERIA
Pursuant to Section 15.18 of the South Burlington Land Development Regulations,
subdivisions 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 of the South Burlington Land Development Regulations, the existing
public water system shall be extended so as to provide the necessary quantity of water, at
acceptable pressure.
The proposed structure will serve as a supply source for the City of South Burlington's municipal
water supply. Therefore, this requirement is not applicable to the proposed project.
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.
Access to this property is via a 12' wide gravel access drive extending from Dorset Street. The
proposed project will utilize this existing access drive. The proposed project will not create
significant traffic, and therefore the plans are sufficient with regard to this requirement.
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.
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There are no wetlands, streams, wildlife habitat, or other unique natural features on the subject
property.
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.
According to Section 9.01 of the Land Development Regulations, the purpose of the SEQ
District is to encourage open space preservation, scenic and natural resource protection,
wildlife habitat preservation, continued agriculture use, and well planned residential use.
The proposed project is in compliance with the stated purpose of the SEQ District, as outlined in
the Land Development Regulations. The one place where the proposed project comes into
question with regard to the stated purpose of the SEQ District is with the protection of scenic
views. The subject property does not fall within any of the City's Scenic View Protection Overlay
Districts, so its impact on scenic views will not be significant.
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 the proposed project meets this requirement.
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.
The South Burlington Fire Chief has reviewed and approved the plans.
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.
This requirement is not applicable to the proposed project.
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 City Engineer is in the process of reviewing the final plans for this project. He did not raise
any major issues when he reviewed the sketch plans. There have been no major changes since
the sketch plan review, so the Development Review Board does not anticipate any significant
issues to be raised by the City Engineer. Staff will forward the City Engineer's comments to the
Applicant as soon as we receive them. These comments shall be incorporated into the plans.
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The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
The proposed project is consistent with the goals and objectives for the Southeast Quadrant, as
outlined in the South Burlington Comprehensive Plan. In addition, the proposed project is in
conformance with the following objectives relating to public utilities, as outlined in the South
Burlington Comprehensive Plan:
maintain the quality of existing utilities or services and remedy recognized deficiencies;
expand public utilities and services that compliment and reinforce the land use and
development recommendations contained in Chapter V of the Comprehensive Plan;
adjust the capacity of public utilities and services in concert with that of other municipal
services to ensure a stable and appropriate rate of development.
SITE PLAN REVIEW STANDARDS
P1019110MIL011
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.
The Applicant has submitted building elevation plans and visual simulations for the proposed
project. The Development Review Board feels that although the proposed structure is very large
and will be a prominent feature on the landscape, the project accomplishes an optimal transition
from the structure to site.
The site provides adequate planting areas, and the Applicant is proposing six (6) coniferous trees
and ten (10) deciduous trees to the southeast of the proposed structure. In addition, the Applicant
is proposing to plant four (4) coniferous trees and two (2) deciduous trees to the north of the
proposed structure.
Pedestrian movement and parking areas are not applicable to the proposed project.
Parking shall be located to the rear or sides of buildings to the greatest extent practicable.
Parking areas are not applicable to the proposed project.
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 proposed structure is going to greatly exceed the 35' height maximum for structures in South
Burlington. The current structure is 115.5' in height and the proposed structure is 150.5' in height.
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Thus, the new structure will be 35' taller than the existing structure. The Applicant has requested a
height waiver from the Development Review Board pursuant to Section 3.07(E)(2) of the Land
Development Regulations. The Board has to find that the proposed structure is in conformance
with the planned character of the SEQ District and that it will not detract unduly from public scenic
view sheds. The subject property does not fall within any of the City's Scenic View Protection
Overlay Districts, so the structure will not detract from public scenic views from adjacent
properties or public streets and walkways. In addition, the 115.5' structure has been there since
1971, so it has been part of the landscape for over thirty years. The Applicant has submitted a
visual simulation of the proposed structure.
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.
The Development Review Board 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 is proposing landscaping on the site. Outside of that, this requirement is not
applicable to the proposed project.
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 structure will be similar in appearance to the structure that currently exists. The
proposed structure will be the same style and color of the existing structure, but will be 35' taller.
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 or collector street, to provide additional access for emergency or other purposes,
or to improve general access and circulation in the area.
The access to the proposed project is via a 12' wide access drive off of Dorset Street. It is not
necessary to require any additional access to abutting properties, due to the nature of the project.
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.
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Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
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 proposed project does not include any dumpsters or other facilities to handle solid waste.
Landscaping and Screening Requirements
The Applicant has stated that the proposed project will cost $575,000. Pursuant to Table 13-9 of
the Land Development Regulations, the proposed project will require a minimum landscaping
value of $13,250. The Applicant has submitted a planting schedule on Sheet 2 of the plans. The
Applicant has also submitted a landscape budget to accompany this planting schedule. This
budget was prepared by North Country Landscape and Garden Center and indicates that $13,855
of landscaping will be planted on the site.
The Development Review Board suggested moving the proposed landscaping at the north of the
proposed structure further to the west to increase the screening of the shed and the
telecommunications building. This is important, as residential development is expected on the
adjacent parcel. The Applicant has complied with this request, so the screening of the shed and
the telecommunications building is adequate.
The City Arborist reviewed the plans and provided comments dated March 12, 2004.
DECISION
[�
Motion by C,�iAR 6,* E� seconded by C� (t� C(/*?
to approve Preliminary Plat Application #SD-04-10 and Final lat Application #SD 4-11 of the
City of South Burlington, 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 plans submitted by the Applicant, as
amended by this decision, and on file in the South Burlington Department of Planning & Zoning.
3. The plat plans shall be revised to show the following changes and shall require approval from
the Administrative Officer. Four (4) copies of the approved revised plat plans shall be submitted
to the Administrative Officer prior to recording:
a) The plans shall be revised to incorporate the requests of the City Engineer.
b) The plans shall be revised to indicate the name of the landscape professional who
prepared the landscape plan.
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c) The plans shall be revised to incorporate the requests of the City Arborist.
4. The Applicant shall comply with the requests of the City Engineer, as outlined in his comments
dated March 18, 2004.
5. The Applicant shall comply with the requests of the City Arborist, as outlined in his comments
dated March 12, 2004.
6. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03
of the South Burlington Land Development Regulations
7. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new
utility lines shall be underground.
8. Any changes to the final plat plans shall require approval of the South Burlington
Development Review Board.
9. The final plat plans (sheets 1 and the survey plat) shall be recorded in the land records within
90 days or this approval is null and void. The plans shall be signed by the Board Chair or Clerk
prior to recording. Prior to recording the final plat plans, the Applicant shall submit a copy of the
survey plat in digital format. The format of the digital information shall require approval of the
Director of Planning and Zoning.
Chuck Bolton -yea/nay/abstain not prese
Mark Boucher Wyal ay/abstain/no present
John Dinklage ay/abstain/not present
Roger Farley - abstain/not present
Michele Kupersmith - e nay/abstain/not present
Larry Kupferman - ey nay/abstain/not present
Gayle Quimby - `e�lnay/abstain/not present
Motion Carried by a vote of
Signed this i �F day of March, 2004 by
John Dinklage, Chair
South Burlington Development Review Board
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 $150.00. 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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