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HomeMy WebLinkAboutSD-04-08 SD-04-09 - Decision - 0023 Harbor Ridge RoadCITY of SOUTH BURLINGTON DEPARTMENT of PLANNING & ZONING CITY OF SOUTH BURLINGTON— HARBOR RIDGE WATER TANK PRELIMINARY PLAT APPLICA TON #SD-04-08 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 planned unit development consisting of a 500,000 gallon water storage tank. The amendment consists of adding a second 500,000 gallon water storage tank, 23 Harbor Ridge Road. 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: The Applicant is requesting preliminary and final plat plan approval of a project to amend planned unit development consisting of a 500,000 gallon water storage tank. The amendment consists of adding a second 500,000 gallon water storage tank, 23 Harbor Ridge Road. 2. The property lies in the Residential 2 (R2) Zoning District. 3. The owner of record of the property is Champlain Water District. 4. The plans consist of three (3) sheets, sheet one (1) of which is entitled, "Allen Road New Twin Water Storage Tank City of South Burlington South Burlington, Vermont', prepared by Forcier Aldrich & Associates, dated 10/29/03, last revised on 02/05/04. Zoning District & Dimensional Requirements Table 1. Dimensional Reauirements R2 Zoning District Re uired Proposed Min. Lot Size n/a n/a Max. Density 2 units/acre n/a Max. Building Coverage 20% 7.1 % Max. Overall Coverage 40% 14.5% Min. Front Setback 30 ft. > 30 ft. Min. Side Setback 10 ft. > loft. - 1 - Min. Rear Setback 30 ft. > 30 ft. Max. Front Yard Coverage 30% 18% Max. Building Hei ht 35 ft. 60 ft. ,I zoning compliance ♦ waiver granted per Section 3.07(E)(2) of the Land Development Regulations Bartlett Brook Watershed Overlay District Pursuant to Section 12.03(C)(2) of the Land Development Regulations, the Development Review Board shall not approve any development proposal on lands within the Bartlett Brook Watershed unless it includes a stormwater management system designed to prevent an increase of the peak discharge and velocity of stream flow downstream of the development site. Accordingly, the Applicant must provide a site plan and stormwater management system design details that comply with the requirements of Section 12.03(D) of the Land Development Regulations. In addition, the Applicant must submit the stormwater management plans to Heindel and Noyes for inclusion in the Bartlett Brook Watershed computer model. Suggested improvements or modifications resulting from the Heindel and Noyes analysis should be incorporated prior to final plat approval by the Development Review Board. The Applicant has submitted the stormwater management plans to Heindel and Noyes for inclusion in the Bartlett Brook Watershed computer model. A report from Heindel and Noyes approving the stormwater aspect of the proposed project was submitted with the application. 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 WM 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 Harbor Ridge Road. 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. 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 4.02 of the Land Development Regulations, the purpose of the R2 District is to encourage moderate -density residential uses. The proposed project is in compliance with the stated purpose of the R2 District, as outlined in the Land Development Regulations. Obviously, the water storage tanks are not a residential use; however, they will provide an increased water supply to accommodate residential development. 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. -3- 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 staff 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. 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 R2 District, 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 IMMOM • Y-.n. i[•TiT1111111- o • . u - : - . . any i ofan-awroval. Section 14-06 establoshes the following general review standards for p •t 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 proposed structure will be large. However, it will be the same dimensions as the existing water storage tank on the site. In addition, there is a significant amount of natural screening on the site and the both the existing structure and the proposed structure are below the existing tree canopies. The site provides adequate planting areas, and the Applicant is proposing to plant twenty (20) coniferous trees, five (5) deciduous trees, and eleven (11) Virginia Creeper Vine throughout the site. Pedestrian movement and parking areas are not applicable to the proposed project. M 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 exceed the 35' height maximum for structures in South Burlington. The existing structure is 60' in height and the proposed structure is 60' in height. Thus, the new structure will be 25' taller than the maximum height limit in the City. 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 R2 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 unduly from public scenic views from adjacent properties or public streets and walkways. In addition, the existing 60' structure has been there since 1971, so it has been part of the landscape for over thirty years. The Applicant has submitted visual simulations 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 identical in appearance to the structure that currently exists. The proposed structure will be the same style, color, and height of the existing structure. 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 -5- arterial of 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 Harbor Ridge Road. 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. 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 $280,000. Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum landscaping value of $8,100. The Applicant has submitted a planting schedule on Sheet 1 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 $11,170 of landscaping will be planted on the site. The City Arborist reviewed the plans and provided comments dated March 12, 2004. Motion by &41tn I.- seconded by G" L[- 1 m b to approve Preliminary Plat Application #SD-04-08 and Final Plat Application #S -04-09 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: M 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. 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 letter dated March 18, 2004 5. The Applicant shall comply with the requests of the City Arborist, as outlined in his letter dated March 12, 2004. 6. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 7. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. 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 presen Mark Boucher yea ay/abstain/not present John Dinklage nay/abstain/not present Roger Farley - e ay/abstain/not present Michele Kupersmith - eaqna/abstain/not present Larry Kupferrnan - e nastain/not present Gayle Quimby -�a nay/abstain/not present Motion Carried by a vote of -5- - / - 0 Signed this / 6, day of March, 2004 by ,/ John Dinklage, Chair South Burlington Development Review Board -7- 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).