HomeMy WebLinkAboutCU-97-0000 - Decision - 0007 0005 Aspen DriveSTATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
DECISION AND FINDING OF FACT
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On the 27th day of January 1997, the South Burlington Zoning Board of Adjustment
heard testimony regarding a variance and conditional use application of Green
Mountain Development Group, John Giebink agent, 421 Dorset Street d.b.a The
Pines Senior Housing, this meeting was also attended by Charles Brush, Charles
DesLauriers, and M. Estey.
Based upon the testimony provided at the above mentioned public hearing and the
documents submitted to the Zoning Board of Adjustment which are contained within
the "document file" for this application, the Zoning Board finds, concludes, and
decides as follows:
Findings of Fact
The area in question is zoned R-7 District
2) Section 10.20 Conditionaluses sub -section 10.203 Nursing/ convalescent homes
are subject to review and approval by the Zoning Board of Adjustment.
3) Section 29.007 District boundary line extension is reviewed as a conditional
use.
4) Section 25.113 Height of structure allows a pitched roof structure at a
maximum of forty (40) feet - Planning Commission may increase to forty-five
(45) feet (increase in yard setbacks are required) -
5) This project is approved as a Planned Unit Development to include an
extended stay hotel, general/medical offices and a senior housing complex.
6) The first two phases of the senior housing have conditional use approval and
a height waiver (height at 52 feet and 124 residential units).
7) The applicant is requesting approval for construction of an additional 60
residential units, (18,000 square feet 3 stories).
8) The applicant is requesting extension of the Residential 7 District boundary
line into the Central District 3 zone by 50 feet, total land area 14,000 square
feet.
9) The proposed structure is a pitched roof building at a proposed height of
fifty-two (52) feet.
I A?
Cont-Iii.qinn
The proposed use is a continuation of the Pines Senior Housing. The first 124
units are completed and occupancy is at 100%. Presently the Pines has a
waiting list. This proves a need for senior housing within the community.
2) The developer is requesting a third phase, the structure is designed for an
additional 60 residential units with a parking garage for 49 vehicles.
3) The boundary line extension is required in order to increase the floor area
ratio. The general office building approved for lot #3 will be reduced in size
in order to -accommodate increasing the foot print of the senior housing
project.
4) Traffic impacts are low, 68% of the senior's occupying this housing project do
not own or operate a motor vehicle.
5) Sewer and water are available for this proposed project, no adverse impact on
City facilities.
6) General office approved for lot #3 will be reduced from 39,400 square feet to
20,000 square feet.
7) Finish grade of proposed building on three sides is at a height of forty-three
(43) feet.
8) Water table preludes dropping the building, basement area is planned for a
parking garage.
9) General character of the area is residential, Multi -family residential and
carports abutting the southerly property line.
10) 5/12 pitched roof is designed to handle snow loads.
11) Hardship is created by contours of land,'building codes and water table.
12) Installation of traffic signal at Aspen Drive is not warranted at this time.
Additional traffic studies are being conducted by the City.
Based upon the findings and conclusion set -forth above, the Zoning Board of
Adjustment hereby grants the applicant request to construct a 60 unit senior housing
complex (18,000 square feet, 3-story building) at a height of fifty two (52) feet.
The Board agrees to extend the R-7 District boundary line 50 feet into the
C-D#3 zone, located at the Nirs Senior Housing Center, 421 Dorset Street.
S
FE B 10 1997