QUARRY HILL COMMUNITY PLANNED UNIT DEVELOPMENT SITE PLAN #SP Meeting date: July 1, 2014 Agenda #4 Applicant Ralph Deslauriers, Jr.

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1 Spear Street #SP CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD DERTMENT OF PLANNING & ZONING Report preparation date: June 27, 2014 Plans received: May 23, 2014 Owner Cupola Golf Course Inc. 270 Quarry Hill Road South Burlington, VT Contact Cliff Collins 5 Lake Street St. Albans, VT Location Map QUARRY HILL COMMUNITY PLANNED UNIT DEVELOPMENT SITE PLAN #SP Meeting date: July 1, 2014 Agenda #4 Applicant Ralph Deslauriers, Jr. 270 Quarry Hill Road South Burlington, VT Property Information Tax Parcel C R12 Districts Acres BURLINGTON SOUTH BURLINGTON East Terrace Subject Property Interstate 89 Quarry Hill Road Note: South Burlington mapped wetlands are not necessarily locally accurate and require field verification

2 #SP PROJECT DESCRIPTION Site plan application #SP of Ralph DesLauriers II to amend a previously approved plan for two (2) 32 unit multi-family dwellings and a 40 unit congregate care facility. The amendment consists of converting the 40 unit congregate care facility to a 40 unit multi-family dwelling, 315 Quarry Hill Road. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht. Planner Temporary Assignment, referred to herein as Staff, have reviewed the plans submitted on May 23, 2104 and offer the following comments: The project consists of amending a previously approved plan for three (3) 32 unit multifamily dwellings. The amendment consists of converting the 40-unit congregate care facility to a 40-unit multi-family dwelling, and other minor, miscellaneous site plan amendments, some of which have also been reviewed or approved before. The owner of record of the subject property is Cupola Golf Course, Inc. The subject property is located in the Residential 12 Zoning District. The application was received on May 23, The plan submitted consists of a five-page set of plans. Cover sheet C-2 is entitled, Site Plan QHC Lot #1 Quarry Hill Road So. Burlington, Vermont, prepared by Ruggiano Engineering, Inc. and dated 07/24/13. The primary change proposed in this application is from a 40-unit congregate care facility to 40 units of market rate housing. Neither the building nor site plan change from those approved previously, except for minor elements as described below. The parking requirements in the LDRs are different for these different types of housing: 90 spaces are required for 40 units of multi-family housing, where only 58 spaces are required for 40 units of congregate care housing. Since this is a PUD on one (1) lot, all the parking is viewed together and when viewed in this manner, only a six (6) space waiver is needed. See further discussion below. A narrative letter to the Act 250 District Environmental Commission 4, dated May 19, 2014, was attached to the application, and describes the following itemized list of changes to the proposed project; presumably to bring consistency to both local and state permits: a. The parking between proposed building CC and the existing Clubhouse building has been reconfigured in order to prevent having to remove a large portion of the existing deck on the Clubhouse. The limits of said deck are depicted on the revised Landscaping Plan, Sheet L

3 #SP b. The proposed bike rack was relocated from the southwest corner of proposed Building CC to the northerly end of the parking on the west side of the building. c. The Building CC footprint has been shifted slightly to the south. d. The stairs to the Building CC entrance on the east side of the building have been revised (narrowed) to match the building entrance scale. e. Additional landscaping has been added at the north end of the Building CC (9 IG, 1 MA and 3 ), west of building CC (one each of,, and ), just east of the Clubhouse (1 and 8 JS), and around the future Building B. Additional landscaping for Building B includes at the south edge of the parking area, at the northwest corner of the parking area, 10 SJ at the east end of the north wall, and a total of 11 SJ and 12 TMT around the proposed bike rack. The respective planting species information for the above trees and shrubs are listed in the Shrub List and Tree List on Sheet L It is noted that one change required in application #SP has not yet been made: a change from Austrian Pine to a different tree species, as recommended by and to be approved by the City Arborist. Landscaping plan L-1 still shows Austrian Pine on the Tree List. We note that this plan is dated 12/14/10, and is older than all of the other plans submitted with this latest application. If a newer landscaping plan exists, it should be submitted for the record. DIMENSIONAL REQUIREMENTS No changes to the buildings as previously approved are proposed, other than shifting the footprint of building CC (the subject of this application) slightly to the south. All dimensional requirements will still be met as approved before. DENSITY This PUD has a maximum density of 281 residential units. The proposal to convert 40 units of congregate housing to residential units will increase the number of approved units in the project from 128 units to 168 units as congregate units are not counted towards residential density. SITE PLAN REVIEW STANDARDS Vehicular access Access is provided via a curb cut off Quarry Hill Road. No change is proposed. Circulation Parking Circulation on the site was deemed adequate before, and does not change

4 #SP No changes are proposed to the parking layout, except as noted above. The parking requirement for the proposed and approved multi-family dwellings is 215 spaces and 209 spaces are being provided. This results in a six (6) space or 2.8% parking shortfall. 2. The Board should discuss this parking waiver request and determine whether adequate parking will be available. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan, behind Building CC. Landscaping Landscaping changes are described above. Staff notes that Austrian Pines remain on the landscaping plan, where a previous approval required replacement with a different species, to be approved by the City Arborist. The City Arborist provided the following comments to staff in a memo dated June 25, Good overall plan with following recommendations: Tree Planting Detail- specify that root collar shall be planted at soil level(planting at level tree was growing in nursery often results in tree being planted too deep due to cultivation/root balling practices of the nursery) Specify that parking lot islands be filled with planting soil to a depth of 2.5 ft. to provide adequate soil volume to support tree growth Recommend species substitution for Austrian Pine due to heavy disease pressure in recent years Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The site plan does show snow storage areas. Outdoor Lighting Traffic No changes are proposed to outdoor lighting. Pursuant to Sections and of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic for this PUD was approved for a total of 281 units and this conversion brings the number of approved residential units to

5 #SP (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. This application does not change any prior findings regarding the Comprehensive Plan. (b) 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. Other than a slight shift of the footprint of Building CC, there are no changes to existing or proposed buildings, and therefore, to prior findings on this criterion. (c) Parking shall be located to the rear or sides of buildings. Parking is located on the front and side of the buildings. Other than minor changes as described above, no changes to parking are proposed to this existing site. No additional parking spaces are proposed. The amendments proposed do not a meet a threshold which would require the parking to be relocated from what was previously approved. As noted above, a bicycle rack is shown on the site plan. (d) 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 buildings exist or were approved previously, and no changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. There are no proposed changes to utility services. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. The buildings exist or were approved previously, and no changes are proposed. (g) 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 buildings exist or were approved previously, and no changes are proposed. In addition to the above general review standards, site plan applications shall meet the following specific standards set forth in Section of the Land Development Regulations: - 5 -

#SP-14-21 (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 or

6 #SP (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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The reservation of land was not found necessary before. (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. As noted above, there are no changes to utility services with this application. (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). Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. The screened dumpster locations are shown on the site plan. RECOMMENDATION The Board should address and seek clarification on the numbered items noted above. Respectfully submitted, Raymond J. Belair, Administrative Officer Copy to: Clifford Collins, Jr., P.E

8 Quarry Hill Road DECIDUOUS TREE HARDWOOD STAKES DBL STRAND WIRE W/RUBBER HOSE 6" BELOW TOP OF PLANTING BASIN FILLED WITH FIR BARK MULCH PRERED SOIL STAKE 6 SB 6 CAE 10 JP SNOW STORAGE PHASE THREE PHASE ONE 10 CAE SNOW STORAGE 40RR PHASE ONE PHASE THREE BIKE RACK SNOW STORAGE 6 CAE 8 SB 10 CAE BUILDING "B" PHASE 3 12 TMT 8 JP 5 SJ 8 SB 6 TMT 6 CAE 10 Sb 10 SJ 16 JP 6 TMT 10 SB PHASE THREE PHASE THREE EXISTING EXISTING TREE, TYP. Shrub List 12" MIN 2/3 HEIGHT OF TREE 6' MAX 2" BARK MULCH CONSTRUCT EARTH SAUCER AROUND PLANT (3" HEIGHT) 6" PLANTING SOIL AND MIN FERTILIZER 6" MIN GROUND LINE SAME AS NURSERY 9" MIN DECIDUOUS TREE PLANTING 1 L-1 NOT TO SCALE 9" MIN. LOOSEN SOIL 12" MIN. SHRUB PLANTING 2 L-1 NOT TO SCALE Quan Total Price Key Ph 1 Ph 2 Ph 3 Remain Scientific Name Common Name Size Planted Price Ph 1 Ph 2 Ph 3 Remain CAE Cornus alba Var. Red Twig Dogwood 3-4' ,600 0 JP Juniperus ehinesis pfitzeriana Pfitzer Juniper 18-24" 39 1, JS Juniperus chin sargenhi Sqts Juniper 15-18" FNG Forsythia N. Gold N. Gold Forsythia 3-4' RPJM Rhododendron PJM PJM Rhododendron 18-24" ,965 1,170 0 RR Rosa rugosa Rugosa Rose 18-24" 37 1,480 2, SB Spirea bumalda Ant. Waterer Spirea 18-24" EXISTING SJ Spirea japonica Little Princess Spirea 18-24" ,188 0 AP 10 JP 10 JP 2 SB BUILDING "A" PHASE 1 10 JP 10 JP AP 6 SB BIKE RACK 6 CAE 6 SB 6 BM 3 RPJM 3 RPJM 3 FNG 6 BM 6 SB 12 SB 6 JS 6 JS PHASE ONE PHASE TWO PHASE ONE PHASE TWO SNOW STORAGE EX 8 SB AP PHASE TWO Clubhouse 60 RR 10 SB 8 JS 6 SB 6 TMT SNOW STORAGE 12 CAE 9 RPJM BIKE RACK 10 JS BUILDING "CC" 1 SB PHASE 2 1 SB 8 RPJM 2 FNG 8 RPJM 8 RPJM 6 JP 6 JP EXISTING PHASE TWO 8 RPJM 8 RPJM 3 IG 6 CAE 9 IG TMT Taxus media tautoni Taunton sp. Yew 15-18" 85 1,700 3,060 4,590 0 BM Buxus microphylla Green Mt. Boxwood 15-18" 96 1, IG Ilex glabra Inkberry 18-24" Total $9,859 $13,528 $10,372 0 $33,759 Tree List Quan Total Price Key Ph 1 Ph 2 Ph 3 Remain Scientific Name Common Name Size Planted Price Ph 1 Ph 2 Ph 3 Remain Acer Freemani 'Autumn Blaze' Freeman Maple 2-2.5" B+B 487 1, , Cercidiphyllum japonica Katsura Tree 2-2.5" B+B 450 1,800 1,350 2, Malus (snowdrift) Snowdrift Crab 2-2.5" B+B 412 1,236 1,236 2,060 1, Picea glauca White Spruce 6-8' B+B 462 1,386 4,158 2, Pyrus callerjana Callery Pear 2.5-3" B+B 437 1,748 1,311 1,311 2, Ginko biloba "Princeton Sentry" Maindenhair Tree 2-2.5" B+B 562 2,248 1,686 1, Picea pungens glauca Blue Spruce 8-10' B+B 687 1,374 3,435 2,748 2, Pinus nigra Austrian Pine 6-8' B+B 437 2, ,059 1,748 Totals $13,925 $13,663 $16,286 $12,737 $56,611 QHC LOT #1 - LANDSCAPING PLAN SCALE: 1" = 30' feet ADD BIKE RACKS, SNOW STORAGE 08/30/13 ADD PHASING LINES, REMOVE/ADJUST FOR PROBLEM PLANT 03/28/13 REVISE TITLE BLOCK, REMOVE PHASING REFERENCE 01/04/13 UPDATE PLAN, CREATE QHC#1 BLDG A CONSTRUCTION DWGS 02/14/12 REVISE BASE PLAN TO MAH SITE PLAN 01/13/11 ORIGINATE DRAWING (FROM RABIDEAU DWG) 12/14/10 LANDSCAPING PLAN QHC LOT#1 QUARRY HILL ROAD SO. BURLINGTON, VERMONT 20 KIMBALL AVE, SUITE 202N SO. BURLINGTON, VERMONT PHONE - (802) FAX - (802) COPYRIGHT C RUGGIANO ENGINEERING, INC. PROJECT NO DRAWN BY... DJL CHECKED BY... CRC SCALE... 1 = 30' DATE... 12/14/10 1L-1 SHEET NO. OF 2 SHEETS

O Dell Parkway PUD Association, Inc. PO Box 1335

O Dell Parkway PUD Association, Inc. PO Box 1335 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_06_F+MDevelopment_25BaconSt_sketch SKETCH PLAN REVIEW #SD-14-06 O DELL PARKWAY PUD DEPARTMENT OF PLANNING & ZONING Report preparation date: April