HomeMy WebLinkAboutSP-09-17 - Decision - 0303 0305 Lime Kiln Road#SP-09-17
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
CEDAR BLUFF CONDO ASSOCIATION - 303 & 305 LIME KILN ROAD
SITE PLAN APPLICATION #SP-09-17
FINDINGS OF FACT AND DECISION
Cedar Bluff Condominium Association, hereafter referred to as the applicant, is seeking
to amend a previously approved plan consisting of: 1) 85 residential units in four (4)
buildings, and 2) 150 units of congregate care in four (4) buildings. The amendment
consists of: 1) adding a 12' x 16' deck, and 2) relocating the dumpster storage area, 303
& 305 Lime Kiln Road.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is seeking to amend a previously approved plan consisting of: 1)
85 residential units in four (4) buildings, and 2) 150 units of congregate care in ,
four (4) buildings. The amendment consists of: 1) adding a 12' x 16' deck, and 2)
relocating the dumpster storage area, 303 & 305 Lime Kiln Road.
2. The owner of record of the subject property is the Cedar Bluff Condominium
Association.
3. The subject property is located in the Residential 4 (R4) Zoning District.
4. The plans submitted consist of a two (2) page set of plans, page one (1) entitled,
"Farwater Ltd. Burlington, Vermont Lime Rock Village Proposal Residential
Development Airport Parkway, South Burlington, Vermont Partial Site Plan -East
Buildings", prepared by Provan & Lorber, Inc., dated May 1997, last revised on
7/3/08.
Dimensional Requirements
There are no changes to the dimensional requirements as part of this application. The
proposed deck will have a miniscule effect on coverages which remain well below totals
allowed.
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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:
(a) 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 existing project accomplishes a desirable transition from structure to site and from
structure to structure. In addition, the plans incorporate sidewalks to facilitate pedestrian
movement from the proposed structures to the parking areas and other buildings on the
property.
The existing buildings contain 37 units. According to Table 13-1 of the South Burlington
Land Development Regulations, the project will require 84 parking spaces (2 spaces/unit,
plus 1 space for every 4 units). The applicant proposes 86 parking spaces for both
buildings: 44 underground spaces and 42 above ground.
The proposed plans show a greater number of handicapped spaces than required.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
The majority of parking is located underneath both buildings with a few spaces along the
drive serving the project. While the surface parking is to the front of the buildings, it is to the
rear and side of existing buildings in the development.
(c) 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.
There are no changes to the existing buildings.
(d) 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 South Burlington Land Development Regulations, any
new utility lines shall be underground.
(e) 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.
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There are no changes to the existing buildings.
(t) 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.
There are no changes to the existing buildings.
Site plan applications shall meet the following specific standards as set forth in Section
14.07 of the South Burlington Land Development Regulations:
(a) 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 of collector street, to provide additional access for
emergency or other purposes, or to improve general access and circulation
in the area.
(b) 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.
There are no changes to the existing buildings.
(c) 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 dumpster enclosure is depicted on the plans and is proposed to be
adequately screened.
(d) Landscaping and Screening Requirements
There are no landscaping changes proposed or required.
DECISION
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Based on the above Findings of Fact, the Administrative Officer hereby approves Site
Plan Application #SP-09-17 of Cedar Bluff Condominium Association to amend a
previously approved plan consisting of: 1) 85 residential units in four (4) buildings, and 2)
150 units of congregate care in four (4) buildings. The amendment consists of: 1) adding
a 12' x 16' deck, and 2) relocating the dumpster storage area, 303 & 305 Lime Kiln
Road.
1. All previous approvals and stipulations which are not superseded by this
approval shall remain in effect.
2. This project shall be completed as shown on the plans submitted by the applicant
and on file in the South Burlington Department of Planning and Zoning.
3. The applicant shall obtain a zoning permit within six (6) months pursuant to
Section 17.04 of the Land Development Regulations or this approval is null and
void.
4. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the screened dumpster area and the
deck.
5. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this day of Mql , 2009 by
R on J. Belair, Administrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this
decision by filing a Notice of Appeal with the secretary of the Development Review
Board. This Notice of Appeal must be accompanied with a $111 filing fee and be filed
within 15 days of the date of this decision.