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Home My WebLink AboutSD-09-34 - Decision - 0514 Farrell Street#S D-09-34 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING F+M DEVELOPMENT — 345-514 FARRELL STREET PRELIMINARY PLAT APPLICATION #SD-09-34 FINDINGS OF FACT AND DECISION F& M Development Co. LLC, herein referred to as the applicant, is seeking preliminary plat approval to amend a previously approved planned unit development consisting of: 1) 383 residential units in seven (7) buildings, 2) a 63 unit congregate housing facility, 3) a 4430 sq. ft. expansion of an indoor recreation facility, and 4) an existing 16,000 sq. ft. television studio and office building. The amendment consists of subdividing lot #1 into five (5) lots ranging in size from 0.35 acres to 1.347 acres, 345-514 Farrell Street. The Development Review Board held a public hearing on September 1 and September 15, 2009. Eric Farrell 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 preliminary plat approval to amend a previously approved planned unit development consisting of: 1) 383 residential units in seven (7) buildings, 2) a 63 unit congregate housing facility, 3) a 4430 sq. ft. expansion of an indoor recreation facility, and 4) an existing 16,000 sq. ft. television studio and office building. The amendment consists of subdividing lot #1 into five (5) lots ranging in size from 0.35 acres to 1.347 acres, 345-514 Farrell Street. 2. The owner of record of the subject property is F+M Development Corp, LLC. 3. The application was received on July 27, 2009. 4. The subject property is located in the Commercial 1/Residential 15 Zoning District. 5. The plan submitted is entitled, "Revised Final Plat O'Dell Parkway PUD Farrell Street South Burlington Vermont," prepared by Civil Engineering Associates, Inc., dated June 20, 2005, last revised on 7/6/2009. DIMENSIONAL REQUIREMENTS: Several of the proposed lots do not meet the dimensional standards for the district as laid out in the South Burlington Land Development Regulations (SBLDR). Therefore, for the purposes of planning and zoning, these substandard lots will be considered as part of the larger Lot 1. PLANNED UNIT DEVELOPMENT STANDARDS I:\Development Review Boa rd\Findings_Decisions\2009\F+M_SD0934_ffd.doc #S D-09-34 Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions. - Sufficient water supply and wastewater disposal capacity is available to meet the needs of the 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 project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. 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 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. 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 a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. 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. 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 project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: 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. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 2 I:\Development Review Boa rd\Findings_Decisions\2009\F+M_SD0934_ffd.doc #SD-09-34 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. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 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. 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 subdivision of lots does not affect any of the above criteria. As already stated, the lots will not be stand alone as their own lots for planning and zoning purposes. DECISION Motion by (Q OUJOY seconded by f7 �' to approve Preli inary Plat App ication #SD-09-34 of F+M Development, ubject to the following conditions: All previous approvals and stipulations shall remain in full effect except as amended herein. 2. 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. For purposes of planning and zoning, lots 1,12,13,14, and 15 in this subdivision shall be considered one (1) lot. The applicant will be required to record a "Notice of Condition" to this effect which has been approved by the City Attorney prior to recording the final plat plans. 4. The applicant shall submit the final plat application within 12 months. Mark Behr — yea/nay/abstain/not present Matthew Birming am — yea/nay/abstain =�present John Dinklage — nay/abstain/not present Roger Farley — e nay/abstain/not present Eric Knudsen — nay/abstain/not present Gayle Quimby — e nay/abstain/not present Bill Stuono —9/nay/abstain/not present Motion carried by a vote of �%- 3 1ADevelopment Review Boa rd\Findings_Decisions\2009\F+M_SD0934_ffd.doc #SD-09-34 Signed this/'�5 day of 2009, by John Dinklage, thairman A 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). al I:\Development Review Board \Findings_Decisions\2009\F+M_SD0934_ffd.doc