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HomeMy WebLinkAboutSD-15-11 - Decision - 1580R Dorset Street#SD-15-11 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING JJJ South Burlington, LLC — CIDER MILL II FINAL PLAT APPLICATION #SD-15-11 FINDINGS OF FACT AND DECISION JJJ South Burlington LLC, hereafter referred to as the applicant, seeks final plat approval to amend a previously approved 258 unit planned unit development in two (2) phases. The amendment is to phase II (Cider Mill II) of the project and consists of: 1) shifting Russett Road & Puritan Street to minimize wetland intrusions, 2) revising the storm drains so as to connect all footing drains directly into the stormwater system, and 3) residential design review for the single family dwelling on lots #1- #66, 1580 Dorset Street. The Development Review Board held public hearings on April 21, 2015, May 19, 2015 and June 16, 2015. Paul O'Leary 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, JJJ South Burlington LLC is seeking final plat approval to amend a previously approved 258 unit planned unit development in two (2) phases. The amendment is to phase II (Cider Mill II) of the project and consists of: 1) shifting Russett Road & Puritan Street to minimize wetland intrusions, 2) revising the storm drains so as to connect all footing drains directly into the stormwater system, and 3) residential design review for the single family dwelling on lots #1- #66, 1580 Dorset Street. 2. The application was reviewed on March 6, 2015. 3. The owner of record of the subject property is JJJ South Burlington, LLC. 4. The subject property is located in the Southeast Quadrant Natural Resources Protection Zoning District (SEQ-NRP), the Southeast Quadrant Neighborhood Residential Zoning District (SEQ-NR), and the Southeast Quadrant Village Residential Zoning District (SEQ- VR). 5. The plans submitted consist of a thirty-three (33) page set of plans, page one entitled "February 2015 The Cider Mill Phase l/ A Planned Residential Development South Burlington, VT" prepared by O'Leary -Burke Civil Associates 6. This application consists of three principal elements: To comply with Condition #22 of Final Plat Decision #SD-08-34 which stated: "No zoning permits can be issued in the development for any residential unit - 1 - #SD-15-11 until such time as the Development Review Board has approved the residential design pursuant to Section 9.08 (C) of the LDRs." b. A request from the applicant to make minor adjustments to the street and lot layout to address revised wetland boundaries on the site since the time of the original approval (November 20, 2008). c. Other infrastructure modifications Zoning District & Dimensional Requirements: No changes are being proposed at this time which might affect previous approvals granted to the development under its Master Plan. SITE PLAN REVIEW 14.06 General Review Standards The following general criteria and standards shall be used by the Development Review Board in reviewing applications for site plan approval. They are intended to provide a framework within which the designer of the site development is free to exercise creativity, invention, and innovation while improving the visual appearance of the City of South Burlington. The Development Review Board shall not specify or favor any particular architectural style or design or assist in the design of any of the buildings submitted for approval. The Development Review Board shall restrict itself to a reasonable, professional review, and, except as otherwise provided in the following subsections, the applicant shall retain full responsibility for design. A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) 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. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. (3) 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 anticipated adjoining buildings. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. -2- #SD-15-11 C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) 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. 14.07 Specific Review Standards A. Access to Abutting Properties. 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. B. Utility Services. Electric, telephone and other wire -served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (i.e., non-dumpster, non -large drum) shall not be required to be fenced or screened. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. See below for applicable review of landscaping and utilities. The remaining criteria are not proposed to be changed with this application. -3- #SD-15-11 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: (A)(I)Suffcient 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 dwelling units. According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off -lot wastewater is proposed. The Board finds that the applicant shall obtain final water/ wastewater allocation approvals prior to issuance of a zoning permit. (A)(2)Suffcient 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. Erosion control specifications and grading plans have been submitted with the application. The Board finds this criterion has been met. (A)(3)The project incorporates access, circulation, and traffic management strategies suff cient to prevent unreasonable congestion of adjacent roads. See discussion under section (A) (8) below. (A)(4)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. The proposed revisions to the original Cider Mill Phase II plans in this application are expressly for the purposes of minimizing the impacts to wetlands. The applicant received an Individual Wetland Permit for the project from the Vermont Agency of Natural Resources issued on June 2, 2015 (File # 2014-201, DEC ID # EJ04-0087). The Board finds that this criterion has been met. -4- #SD-15-11 (A)(5)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. Pursuant to Section 9 of the City LDRs: A Southeast Quadrant District (SEQ) is hereby formed in order to encourage open space preservation, scenic view and natural resource protection, wildlife habitat preservation, continued agriculture, and well -planned residential use in the area of the City known as the Southeast Quadrant. The natural features, visual character and scenic views offered in this area have long been recognized as very special and unique resources in the City and worthy of protection. The design and layout of buildings and lots in a manner that in the judgment of the Development Review Board will best create neighborhoods and a related network of open spaces consistent with the Comprehensive Plan for the Southeast Quadrant shall be encouraged. Any uses not expressly permitted are hereby prohibited, except those which are allowed as conditional uses. The proposed road and infrastructure layout in this application is compatible with the planned development patterns in the area. The Board finds that this criterion has been met. (A)(6)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 proposed revisions to the original Cider Mill Phase II plans in this application are expressly for the purposes of minimizing the impacts to wetlands. This will have the added benefit of protecting contiguous open space located to the west and south of the Phase II project area. The Board finds that this criterion has been met. (A)(7)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. In an email to staff dated June 9, 2015, the Fire Department commented as follows: We have reviewed the plans for the proposed construction of a housing sub -division off from Dorset Street. These dwellings represent Units 1 — 56. We have the following recommendations: • Completed highway connection to Hinesburg Road prior to construction. • Compliance with all requirements of the Vermont Fire Building and Safety Code for any applicable structures. • Number and location of fire hydrants to be determined by and meet the requirements of the South Burlington Water Department. Actual final spotting of said hydrants to be done jointly with SBFD. • All turning radii shall be compatible with a WB-40 straight profile. -5- #SD-15-11 • Trees, fences and floral outcroppings should be placed so as not to interfere with the deployment of the aerial ladder, hoselines, portable ladders and other firefighting equipment. At this point these seem to be the major issues which present themselves. As this project moves forward additional items may surface which could be dealt with as needed with the assistance of the developer and the South Burlington Fire Marshal. Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent Douglas S. Brent Fire Chief The applicant's engineer submitted additional information via email on June 15, 2015 in response to the chief's concerns. The Board reviewed this information and found this criterion to be met. (A)(8)Roods, 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. See comments from the Department of Public Works under (A) (9) below. The City Arborist provided the following comments to staff on June 9, 2015: I just reviewed the most recent set of landscape plans for Cider Mill Phase 2 and found them acceptable. Craig Lambert South Burlington City Arborist The Board finds that this criterion has been met. (A)(9)Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. The plans submitted indicate that new utility lines will be underground. The Department of Public Works provided the following comments via email to staff on June 9, 2015: M #SD-15-11 l reviewed updated plans for the Cider Mill Phase ll project dated February 2015 and last updated on 611115. l would like to offer the following comments: 1. The proposed project will require both an operational stormwater permit and a construction stormwater permit from the Vermont DEC. The project will also require modifications to the existing State stormwater permit (3144-9015) for the original Cider Mill project. The applicant should acquire/update these permits prior to starting construction. 2. The project proposes to impact class 2 wetlands and their buffer. These impacts are only allowed in conjunction with issuance of a wetlands permit by the Vermont DEC. 3. The plat has been updated to show proposed stormwater easements to the City in anticipation of a future request for the City to take-over stormwater infrastructure. These easements, and the infrastructure within them, do not become the City's until such time as City Council votes to accept them. 4. The City's minimum drainage pipe size is 15". All 12" pipe in proposed future ROW or City easements must be increased to 15" diameter. 5. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. Thank you for the opportunity to comment. -Tom Thomas J. Di Pietro Jr. Deputy Director Department of Public Works Additionally on June 15, 2015 the Department of Public Works also provided the following comments to staff: Ray, i have reviewed the referenced plans prepared by O'Leary -Burke Civil Associates as well as their response letter of June 2 prepared by Mr. Bertsch and have just a few remaining comments. Street Sign Lettering — Per MUTCD, the sign lettering for names of places, streets, and highways shall be composed of a combination of lower-case letters with initial upper-case letters. The applicant had proposed all upper-case letters. 2. Sign Posts —All roadway sign posts shall be 12-gauge galvanized square stock and not flanged channel. -7- ri #SD-15-11 3. Crosswalks — All crosswalk marking layouts shall conform to the bottom marking in this illustration. (2009 Edition of the MUTDC Manual Part 3 Figure 3B-19) Each marking shall consist of a 24" wide strip with 12" between each marking. I appreciate all their responses, particularly to the stop sign justifications. Let me know if you have questions. Justin Justin Rabidoux Director of Public Works/City Engineer The Board finds that the applicant shall comply with the Public Works Department's recommendations expressed in the emails dated June 9, 2015 and June 15, 2015. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The 2011 Comprehensive Plan notes the following goal for the Southeast Quadrant. GOAL STATEMENT: It is a goal of this City to support a planned strategy for land conservation and neighborhood development in the Southeast Quadrant that preserves areas of ecological significance, creates a cohesive and publicly accessible open space system, and encourages neighborhood development patters, including street systems, that create walkable neighborhoods, a range of housing choices, and a strong sense of place. It is a further goal of this City to create a small, appropriately -scaled and designed neighborhood service center in the SEQ, and a circulation system that balances automobile transportation with bicycle, pedestrian and transit modes in a safe, integrated system. If and when this Cider Mill Phase II is completely built out, approximately 109 housing units will be added via a mix of single family homes, carriage style homes and multi -family structures. Sidewalks and bikepaths are proposed and the project will also connect the development to Hinesburg Road. The Board finds the project to be consistent with the Comprehensive Plan. SOUTHEAST QUADRANT DISTRICT This proposed subdivision is located in the southeast quadrant district. Therefore it is subject to the provisions of Section 9 of the SBLDR. 9.06 Dimensional and Design Requirements Applicable to All Sub -Districts The following standards shall apply to development and improvements within the entire SEQ: A. Height. #SD-15-11 (1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ-NR sub- district shall not exceed forty-five feet (45'); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub -districts. (2) The maximum height of any occupied structure in the SEQ-VR or SEQ-VC sub -district shall not exceed fifty feet (50'); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub -districts. In addition, the standards set forth in C-2 — Dimensional Standards Applicable in All Districts shall apply. The Board finds that the most restrictive limitations shall apply at the time a zoning application is submitted. B. Open Space and Resource Protection. (1) Open space areas on the site shall be located in such a way as to maximize opportunities for creating usable, contiguous open spaces between adjoining parcels The applicant has proposed to shift the roadways slightly. The Board finds this shift to be minor and not affecting this standard. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable sub -district allowing carefully planned development at the average densities provided in this bylaw. The Board finds that no substantive changes are proposed from the present approval. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. The Board finds that no substantive changes are proposed from the present approval. (4) Sufficient grading and erosion controls shall be employed during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the Development Review Board may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. The Board finds that no substantive changes are proposed from the present approval. (5) Sufficient suitable landscaping and fencing shall be provided to protect wetland, stream, or primary or natural community areas and buffers in a manner that is aesthetically compatible with the surrounding landscape. Chain link fencing other than for agricultural purposes shall be prohibited within PUDs; the use of split rail or other fencing made of natural materials is encouraged. The Board finds that no substantive changes are proposed from the present approval. Wil #SD-15-11 C. Agriculture. The conservation of existing agricultural production values is encouraged through development planning that supports agricultural uses (including but not limited to development plans that create contiguous areas of agricultural use), provides buffer areas between existing agricultural operations and new development, roads, and infrastructure, or creates new opportunities for agricultural use (on any soil group) such as but not limited to community -supported agriculture. The Board finds that no substantive changes are proposed from the present approval. D. Public Services and Facilities. In the absence of a specific finding by the Development Review Board that an alternative location and/or provision is approved for a specific development, the location of buildings, lots, streets and utilities shall conform with the location of planned public facilities as depicted on the Official Map, including but not limited to recreation paths, streets, park land, schools, and sewer and water facilities. The Board finds that no substantive changes are proposed from the present approval. (2) Recreation paths, storm water facilities, sidewalks, landscaping, utility lines, and lighting shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. The Board finds that no substantive changes are proposed from the present approval. (3) Recreation paths, utilities, sidewalks, and lighting shall be designed in a manner that is consistent with City utility plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. The Board finds that no substantive changes are proposed from the present approval. (4) The plan shall be reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for evaluation including, but not limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. See above discussion under PUD standards. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on adjacent roads and sufficient to create connectivity for pedestrians, bicycles, vehicles, school transportation, and emergency service vehicles between neighborhoods. In making this finding the Development Review Board may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. The Board finds that no substantive changes are proposed from the present approval. -10- #SD-15-11 D. Parks Design and Development. (1) General standards. The SEQ has an existing large community park, the Dorset Street Park Complex. Parks in the SEQ may be programmed as neighborhood parks or mini -parks as defined in the Comprehensive Plan. Mini parks in the SEQ should be a minimum of 10,000 square feet, with programming approved by the South Burlington Recreation Department. Such parks are to be located through the neighborhoods in order to provide a car free destination for children and adults alike, and to enhance each neighborhood's quality of life. They shall be knitted into the neighborhood fabric as a focal point in the neighborhood, to add vitality and allow for greater surveillance by surrounding homes, local streets and visitors. Each park should be accessible by vehicle, foot, and bicycle and there should be a park within a quarter -mile of every home. (2) Specific Standards. The following park development guidelines are applicable in the SEQ-NRT, SEQ-NR, SEQ-VR, and SEQ-VC districts: (a) Distribution and Amount of Parks: (i) A range of parks and open space should be distributed through the SEQ to meet a variety of needs including children's play, passive enjoyment of the outdoors, and active recreation. (ii) Parks should serve as the focus for neighborhoods and be located at the heart of residential areas, served by public streets and fronted by development. (iii) Parks should be provided at a rate of 7.5 acres of developed parkland per 1,000 population per the South Burlington Capital Budget and Program. (iv) A neighborhood or mini park of 10,000 square feet or more should be provided within a one -quarter mile walk of every home not so served by an existing City park or other publicly -owned developed recreation area. (b) Dedication of Parks and Open Space: Parks and protected open space must be approved by City Council for public ownership or management, or maintained permanently by a homeowners' association in a form acceptable to the City Attorney. (c) Design Guidelines (i) Parks should be fronted by homes and/or retail development in order to make them sociable, safe and attractive places. (ii) Parks should be located along prominent pedestrian and bicycle connections. (iii) To the extent feasible, single -loaded roads should be utilized adjacent to natural open spaces to define a clear transition between the private and public realm, and to reinforce dedicated open space as a natural resource and not extended yard areas. The Board finds that no substantive changes are proposed from the present approval. 9.08 SEQ-NR &NRT Sub -District; Specific Standards - 11 - #SD-15-11 The SEQ-NRT sub -district has additional dimensional and design requirements, as enumerated in this Section. A. Street, Block and Lot Pattern (1) Development blocks. Development block lengths should range between 300 and 500 linear feet; see Figure 9-2 for example. If longer block lengths are unavoidable blocks 500 feet or longer must include mid -block public sidewalk or recreation path connections. (2) Interconnection of Streets. Average spacing between intersections shall be 300 to 500 feet. Dead end streets (e.g. culs de sac) are discouraged. Dead end streets may not exceed 200 feet in length. Street stubs are required at the end of dead end streets to allow for future street connections and/or bicycle and pedestrian connections to open space and future housing on adjoining parcels per section 15.12(D)(4). The Board finds that no substantive changes are proposed from the present approval. (3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the property line and connected to adjacent parcels per section 15.12(D)(4) of these Regulations. Posting signs with a notice of intent to construct future streets is strongly encouraged. The Board finds that no substantive changes are proposed from the present approval. (4) Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended. The Board finds that no substantive changes are proposed from the present approval. B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the NR sub -district are intended to be low -speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Dimensions for public collector and local streets shall be as set forth in Tables 9-1 and 9-2, and Figures 9-4 and 9-5 of the SBLDR. The Board finds that no substantive changes are proposed from the present approval. (2) Sidewalks. Sidewalks must be a minimum of five feet (5') in width with an additional minimum five-foot planting strip (greenspace) separating the sidewalk from the street. Sidewalks are required on one side of the street, and must be connected in a pattern that promotes walkability throughout the development. The DRB may in its discretion require supplemental sidewalk segments to achieve this purpose. (3) Street Trees; see Section 9.08(B)(3) Street trees are required along all streets in a planting strip a minimum of five feet wide. Street tress shall be large, deciduous shade trees with species satisfactory to the City Arborist. Street trees to be planted must have a minimum caliper size of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30') on center. -12- #SD-15-11 The applicant has provided review landscaping plans. See the City Arborist's comments under PUD standards. (4) On -street parking; see Section 9.08(B)(4). The Board finds that no substantive changes are proposed from the present approval. (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic; see Figure 9-6 and Section 9.08(B)(5). The applicant has presented revised plans from the November 2008 approval. The Board finds that the modifications comply (and enhance compliance) with these standards. (6) Street and sidewalk lighting. Pedestrian -scaled light fixtures (e.g.,12' to 14') shall be provided sufficient to ensure pedestrian safety traveling to and from public spaces. Overall illumination levels should be consistent with the lower -intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot -spots) and trespass minimized to the lowest level consistent with public safety. The Board finds this criterion has been met and that the fixtures shall not exceed the heights described above. All street lights proposed to become public shall be LED. C. Residential Design As part of the Findings of Fact & Decision for #SD-08-34, the Board established Condition #22 which stated: "No zoning permits can be issued in the development for any residential unit until such time as the Development Review Board has approved the residential design pursuant to Section 9.08 (C) of the LDRs." The applicant has submitted a document entitled "Single Family Home Design Guidelines — revised-06/12/15 Cider Mill Phase II", hereinafter referred to as "Design Guidelines". This document is incorporated into this decision by reference. (1) Building Orientation. Residential buildings must be oriented to the street. Primary entries for single family and multi family buildings must face the street. Secondary building entries may open onto garages and/or parking areas. (Special design guidelines apply to arterial streets). See Design Guidelines. All proposed buildings are oriented to the street. The Board finds this criterion to be met. (2) Building Facades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but facades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi -private space and are oriented to the street are encouraged. See discussion below under Mix of Housing Styles. -13- #SD-15-11 (3) Front Building Setbacks. In pedestrian districts, a close relationship between the building and the street is critical to the ambiance of the street environment. Buildings should be set back twenty-five feet (25') from the back of sidewalk. See Design Guidelines. All buildings are proposed to comply. The Board finds this criterion to be met. (4) Porches, stoops, and balconies may project up to eight feet (8') into the front setbacks. Porch, stoop and balcony areas within the front setback shall not be enclosed or weatherized with glazing or other solid materials. See Design Guidelines. All buildings are proposed to comply. The Board finds this criterion to be met. (5) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. The front building line of the garage must be set behind the front building line of the house by a minimum of eight feet. See Design Guidelines. All buildings are proposed to comply. The Board finds this criterion to be met. (6) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near -identical units. The applicant has submitted a document entitled "Single Family Home Design Guidelines — revised-06112115 Cider Mill Phase 11" prepared by Rabideau Architects. The Board finds that the standards of this section are met. AOT LETTER OF INTENT The state statutes now require that an applicant submit a Letter of Intent (LOI) from the Agency of Transportation before a decision can be rendered when a project has an access to a state highway. The applicant provide a copy of said LOI from the Vermont Agency of Transportation dated June 11, 2015. The Board finds that this criterion is met. The Board finds that this criterion is met. DFOSION Motion by Bill Miller, seconded by Jennifer Smith, to approve final plat application #SD-15-11 of JJJ South Burlington, LLC, subject to the following conditions: 1. All previous approvals and stipulations contained in #SD-08-34 which are not changed by this decision, shall remain in full effect. -14- #SD-15-11 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 plans shall be revised to show the changes below and shall require approval of the South Burlington Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The Light Photometric Plans (sheets PH 1 — PH4) shall be revised to indicate that the mounting height of the fixtures shall be between 12' and 14' high. 4. The applicant shall adhere to the comments of the Director of Public Works as outlined in the emails dated June 9, 2015 and June 15, 2015 5. The applicant shall adhere to the comments of the South Burlington Fire Chief as outlined in a letter dated June 9, 2015. 6. With regards to height of structures as specified in Section 9.06 (A), the Board finds that the most restrictive limitations shall apply at the time a zoning application is submitted. 7. Pursuant to 9.08 B. (6) Street and sidewalk lighting, the project shall use pedestrian - scaled light fixtures that are 12' to 14' feet high. 8. The applicant shall be responsible to regularly maintain all stormwater treatment and conveyance structures on -site. 9. No zoning permits can be issued in the development for any residential unit other than for those units on lots #1-66 until such time as the Development Review Board has approved the Residential Design pursuant to Section 9.08(C) of the Land Development Regulations. 10. Single family homes constructed as part of this project shall be compliant with a two page document dated June 12, 2015 entitled "Single Family Home Design Guidelines — revised 0611212015 Cider Mill", prepared by Rabideau Architects submitted as part of this application. 11. Per section 12.03.F(1) of the City's Land Development Regulations, upon completion of the infrastructure, the applicant shall submit record drawings showing pipe invert elevations, drainage structure rim elevation, pipe material, final grading, etc. 12. Prior to recording the final plat plans, all appropriate legal documents including easements (e.g. irrevocable offer of dedication and warranty deed for the proposed public road, and utility, sewer, drainage, and water, etc.) shall be submitted to the City Attorney for approval and recorded in the South Burlington Land Records. 13. Pursuant to Section 15.17 of the Land Development Regulations, the applicant shall submit a Certificate of Title showing the ownership of all property and easements to be -15- #SD-15-11 dedicated or acquired by the City to be approved by the City Attorney prior to recording the mylars. 14. Condition #23 of final plat approval #SD-08-34 issued on 11/20/18 no longer applies. 15. Prior to issuance of a zoning permit, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 16. The mylars shall be recorded prior to any zoning permit issuance. 17. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 18. A digital PDF version of the full set of approved final plans shall be delivered to the Administrative Officer before any zoning permit may be issued for the subject property. 19. The final plat plan (Survey Plat Sheets 1 and 2) 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. Prior to recording the final plat plan, the applicant shall submit a copy of the survey plats in digital format. The format of the digital information shall require approval of the South Burlington GIS Coordinator. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Brian Breslend Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 6— 0 — 0. L Signed this2l day of 2015, by Tim Barritt, C it Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontaudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 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. -16-