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Home My WebLink AboutSP-14-66 - Decision - 0100 Allen Road#SP-14-66 l CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING NFI VERMONT, INC. — 102 ALEN ROAD SITE PLAN APPLICATION #SP-14-66 FINDINGS OF FACT AND DECISION NFI Vermont, Inc.; hereinafter referred to as the applicant, is seeking after -the -fact approval to amend a previously approved plan for a group home. The amendment consists of adding a 332 sq. ft. deck and stairway, 102 Allen 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 after -the -fact approval to amend a previously approved plan for a previously approved plan for a group home. The amendment consists of adding a 332 sq. ft. deck and stairway, 102 Allen Road. 2. The owner of record of the subject property is NFI Vermont, Inc. 3. The subject property is located in the Allen Road Zoning District. 4. The application was received on December 4, 2014. 5. The plan submitted is entitled, "NFI Allen Road Site Plan", prepared by T.J. Boyle Associates, LLC, and dated 12/02/2014. DIMENSIONAL REQUIREMENTS 6. The only change to coverage is that the overall coverage will increase to 11.33% (maximum allowed is 70%). 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via ingress only and egress only curb cuts on Allen Road. No changes proposed. Circulation -1— F \USERS\Planning & Zoning\Development Review Board\Findings_Decisions\2014\SP_14_66_100-102 Allen Road_NFI Vermont, Inc_ffd doc #SP-14-66 9. Circulation on the site is adequate. Parking 10. No changes to parking are proposed. 11. 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 not labled on the plan. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. 13. The plan does not show the handicapped parking space. The plan should be revised to show the existing handicapped parking space. Landscaping 14. No changes to landscaping proposed. 15. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plans do not indicate the snow storage areas. Outdoor Lighting 16. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 17. traffic will not be affected as a result of this application. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, 18. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. -2— F \USERSTIanning & Zoning\Development Review Board\Findings_Decisions\2014\SP_14_66_100-102 Allen Road_NFI Vermont, Inc_ffd doc #SP-14-66 (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 19. This criterion will continue to be met. (c)Parking shall be located to the rear or sides of buildings 20. Parking is located in the front and sides under prior approvals. No changes are proposed and pursuant to Section 14.06 (B) (2) of the Land Development Regulations, no changes are required. 21. As noted above, a bicycle rack location is not labled on the plans. (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 22. No changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground, 23. The plan does not indicate a change in utility service. (t) 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, 24. 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 25. 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 14.07 of the 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 or collector street to provide additional access for -3- F \USERS\Planning & Zoning\Development Review Boa rd\Findings_Decisions\2014\SP_14_66_100-102 Allen Road_NFI Vermont, Inc_ffd doc #SP-14-66 emergency or other purposes, or to improve general access and circulation in the area, 26. The reservation of land is not necessary. (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, 27. As noted above, there are no changes to utility service 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), 28. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. A dumpster location is shown on the plan but it is unclear if it is screened on all four (4) sides by fencing. The plan should be revised to clearly indicate that the dumpster enclosure will be screened on all four (4) sides. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-14-66 of NFI Vermont, Inc. subject to the following conditions: 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 plan and shall be on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The site plan shall be revised to show snow storage areas. b. The site plan shall be revised to show the handicapped parking space. c. The site plan shall be revised to label the bike rack. d. The site plan shall be revised to show that the dumpster will be screened on all four (4) sides. -4— F:\USERS\Planning & Zoning\Development Review Board\Findings_Decisions\2014\SP_14_66_100-102 Allen Road_NFI Vermont, Inc_ffd doc #SP-14-66 4. 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. 5. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the previously approved covered stairway and the proposed deck. 6. 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 N ,'✓L= , 2014 by 1. 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 $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. -5— F \USERS\Planning & Zoning\Development Review Board\Findings_Decisions\2014\SP_14_66_100-102 Allen Road_NFI Vermont, Inc_ffd doc