HomeMy WebLinkAboutSP-96-0001 - Decision - 0000 Harbor Ridge RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN S�'- Cl� Db0I
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin, Inc. to amend a
previously approved planned residential development consisting of
120 multi -family units and 37 single family units. The amendment
consists of: 1) adding one (1) additional single fmaily dwelling
lot on Keari Lane, and 2) reducing the number of multi -family units
in "Cluster C" on Bay Crest Road by two (2) units.
On the loth day of September, 1996, the South Burlington Planning
Commission approved the request of John Larkin, Inc. for revised
final plat approval under Section 204 of the South Burlington
Subdivision Regulations based on the following findings:
1. This project consists of amending a previously approved planned
residential development consisting of 120 multi -family units and 37
single family units. The amendment consists of: 1) adding one (1)
additional single family dwelling on Keari Lane, and 2) reducing
the number of multi -family units in "Cluster C" on Bay Crest Road
by two (2) units. The sketch plan was reviewed on 6/11/96.
KEARI LANE LOT
2. This property is located northwesterly of 22 Keari Lane and
lies within the R2 and CO Districts. It is bounded on the north by
recreation land owned by the City, on the east by Keari Lane and a
residence, and on the west by multi -family dwellings.
3. Access: Access will be via a 20 foot curb cut on Keari Lane.
4. Setbacks: The proposed dwelling will meet the R2 side yard
setback requirement but will not meet the PRD perimeter setback
requirement of 50 feet. Section 26.154(d) of the zoning
regulations prohibits structures within the PRD perimeter setback.
The applicant requested that the PRD setback be waived for this lot
as it was for the other single family lots.
5. C.O.
C.O. District.
which is not in
District: Most of the lot to
The dwelling is being
the C.O. District but
district. Since sketch plan review,
been moved further back from the road.
be developed lies within the
proposed in a small section
will be very close to this
the proposed house site has
6. Staff recommended that a "Notice of Condition" be recorded
which : 1) requires the buyers of the property to be shown a copy
of the approved plat, and 2) which notes the C.O. District
restrictions.
7. Sewer: No additional sewer allocation needed. The 900 gpd
sewer allocation assigned to the duplex which is to be eliminated
can be used for this single family dwelling.
8. Other: The applicant should record a survey plat for this lot
which identifies the specific building envelope location on the lot
and C.O. District boundaries.
BAY CREST ROAD LOT
9. This property located on Bay Crest Road lies within the R2
District and the Spear Street - Ridge View Protection Zone. It is
bounded on the north and west by Bay Crest Road, on the east by a
City park and on the south by undeveloped land.
10. Access/circulation: No changes.
11. Coverage/setbacks: Building coverage is 18.5% (maximum
allowed is 20%). Overall coverage is 37.1% (maximum allowed is
40%).
12. The buildings meet the 30 foot PUD perimeter setback in effect
in 1985. The current requirement is 50 feet. The Planning
Commission previously approved a 30 foot PUD perimeter setback.
The patios at the rear of each building will be constructed at
ground level and do not need to meet setback requirements.
13. Landscaping: The minimum landscaping requirement, based on
building costs, is now $17,500 which is being met. Plantings will
include Littleleaf Linden, Maple, Hawthorn, Ash, Spruce, Birch
Pine, Rhododendron and Burning Bush. The planting schedule should
be revised to reflect the reduction in plantings.
14. Parking: This project requires a total of 18 spaces and 18
spaces including a bike rack will be provided. The site plan
should show the location of the bike rack.
15. View protection zone: A portion of the property lies within
the Spear Street - Ridge View Protection Zone. The boundaries of
this view protection zone should be shown on the plat.
16. Other:
--- the site plan should be revised to indicate the correct name
of Bay Crest Road.
--- the footprints of buildings #1 and 4 have changed since the
last revision to this site approved on 4/23/96.
K
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the revised final plat application of John
Larkin, Inc., to amend a previously approved planned residential
development consisting of 120 multi -family units and 37 single
family units. The amendment consists of: 1) adding one (1)
additional single family dwelling lot on Keari Lane, and 2)
reducing the number of multi -family units in "Cluster C" on Bay
Crest Road by two (2) units, as depicted on a three (3) page set of
plans, page one (1) entitled "Site Plan, Harbor Meadow
Condominiums, Bay Crest, South Burlington, Vermont," prepared by
Krebs & Lansing Consulting Engineers, Inc., dated March 5, 1996,
last revised July 2, 1996, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2.. Pursuant to Section 8.404 of the zoning regulations, the
Planning Commission waives the PRD perimeter setback for the
proposed single family lot on Keari Lane.
3. Prior to recording the final plat plans, the applicant shall
submit for approval by the City Attorney and record in the land
records a "Notice of Conditions" which: 1) requires the buyers
of the property to be shown a copy of the approved plan, and 2)
which notes the C.O. District restrictions.
4. The plans shall be revised to show the changes listed below and
shall require approval of the City Planner. Three (3) copies of
the approved revised plans shall be submitted to the City Planner
prior to recording.
a) A survey plat shall be submitted for the Keari Lane lot
which identifies the specific building envelope location on
the lot, stream centerlines, and C.O. District boundaries.
b) The planting schedule on the landscaping plan for the
Harbor Meadow Condos shall be revised to reflect the reduction
in plantings.
c) The boundaries of the Spear Street -Ridge View Protection
Zone shall be shown on the site plan for the Bay Crest Road
property.
d) The site plan and landscaping plan for the Bay Crest Road
property shall be revised to note the correct name of Bay
.Crest Road.
5. Any change to the plan shall require approval from the South
Burlington Planning Commission.
3
6. The final plat plans shall be recorded in the land records
within 90 days or this approval is null and void. The plans shall
be signed by the Planning Commission Chair or Clerk prior to
recording.
Chairman o rk
South Burlington Planning Commission
Date
4