HomeMy WebLinkAboutSP-95-0000 - Decision - 0000 Harbor Ridge RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT q5 pOcw
COUNTY OF CHITTENDEN > �-
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin to amend an
approved planned residential development consisting of 120 multi-
family units and 37 single-family units, Bay Crest Road. The
amendment consists of revising the layout of five (5) duplex
buildings on 1.5 acres of land (i.e., "Cluster C").
On the 27th day of June, 1995, the South Burlington Planning
Commission approved the request of John Larkin 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 the layout of five (5) two-
family buildings on a 1.524 acre parcel. These buildings are known
as "Cluster C" and are a portion of a previously approved planned
residential development involving 120 multi -family units and 37
single family lots. These units are the last to be built from this
project. The sketch plan for these changes was reviewed on
5/25/95.
2. This property located on Bay Crest Road lies within the R2
District. 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.
3. Access/circulation: Access will be provided by two (2) 24 foot
wide curb cuts on Bay Crest Road. The original approval had five
(5) curb cuts.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 19.4% (maximum allowed
is 20%). Overall coverage is 33.5% (maximum allowed is 40%).
5. The buildings meet the 30 foot PUD perimeter setback in effect
in 1985. The current requirement is 50 feet. The patios at the
rear of each building will be constructed at ground level and do
not need to meet setback requirements.
6. Landscaping: The minimum landscaping requirement, based on
building costs, is $20,000 which is being met. Plantings will
include Littleleaf Linden, Maple, Hawthorn, Ash, Spruce, Birch,
Pine, Rhododendron and Burning Bush.
7. Parking: This project requires a total of 23 spaces and 25
spaces including a bike rack will be provided.
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8. Sewer: The sewer allocation needed for this project is 4500
gpd. The applicant will be required to pay the per gallon fee
prior to permit issuance.
9. Recreatio
plan at their
the applicant
property.
n Path: The Recreation
May 5, 1995 meeting.
reserve an easement for
Path Committee reviewed this
They are not requesting that
a recreation path across this
10. View protection zone: A portion of this property lies within
the Spear Street - Ridge View Protection Zone. The boundaries of
this view protection zone should be shown on the plat. The ridge
elevations shown on the plat indicate that the height restrictions
will be met.
11. Lighting: Exterior lighting will consist of the following:
--- 20 - 35 watt high pressure sodium lamps with downcasting
and shielded fixtures mounted on 10 foot poles.
--- 10 - 100 watt incandescent building mounted lights.
These lights are not downcasting and shielded. Applicant
should submit details of alternate lights which meet
these criteria.
--- 10 - 75 watt incandescent walkway lights mounted on 2
foot posts.
12. Impact fees: The applicant was made aware that this project
will be subject to the road and recreation impact fees as required
under the South Burlington Impact Fee Ordinance.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the revised final plat application of John
Larkin to amend an approved planned residential development
consisting of 120 multi -family units and 37 single-family units,
Baycrest Drive. The amendment consists of revising the layout of
five (5) duplex buildings on 1.5 acres of land (i.e., "Cluster C")
as depicted on a two (2) page set of plans page one entitled "Site
Plan, Harbor Heights Duplexes", prepared by Krebs & Lansing
Consulting Engineers, Inc. and dated 6/13/95, with the following
stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The Planning Commission approves a 30 foot PUD perimeter
setback as shown on the plans.
3. Prior to issuance of a zoning permit, the applicant shall post
a $20,000 landscape bond. The bond shall remain in effect for
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three (3) years to assure that the landscaping takes root and has
a good chance of surviving.
4. Prior to issuance of a zoning permit, the applicant shall pay
the sewer allocation fee.
5. All exterior lighting shall consist of downcasting shielded
luminaires so as not to cast light beyond the property line. Any
new lighting or change in lighting shall be approved by the City
Planner prior to installation. The applicant shall submit revised
specifications for building mounted lights to the City Planner for
approval prior to issuance of a zoning permit.
6. The plan shall be revised prior to recording the final plat
plans to show the drainage easement extended in order to encompass
the entire drainage pipe on the southern and western boundary. The
legal documents for this easement shall be recorded prior to
recording the final plat plans. The legal documents shall require
review and approval by the City Attorney.
7. As expressly represented by the applicant, the new drainage
system along the southern property line shall be designed so as to
properly accommodate any existing storm water coming from the Irish
property.
8. The applicant shall block the northerly access with a breakaway
chain or gate, whichever is approved by the Fire Chief. The plan
shall be revised to indicate that such a chain or gate will be
provided.
9. The revised final plat plan shall be recorded in the South
Burlington land records within 90 days or this approval is null and
void. The plat shall be signed by the Planning Commission Chair or
Clerk prior to recording.
Chairman or Clerk
South Burlington Planning Commission
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