HomeMy WebLinkAboutSP-93-0000 - Decision - 0173 Patchen Road (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of The Children's School for
conversion of one (1) dwelling unit within a two-family residential
dwelling to a 26 child care/pre-school and construction of a 900
space foot addition for day care use, 173 Patchen Road.
On the 12th of January, 1993 the South Burlington Planning
Commission approved the request of the Children's School for site
plan review under Section 19.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This proposal consists of converting one (1) dwelling unit of
a two-family dwelling to a 26 child day care facility and
construction an 896 square foot addition for the day care use.
2. This property located at 173 Patchen Road lies within the R-4
District. It is bounded on the south by Arbor Road, on the east by
Patchen Road, on the west by a vacant lot, and on the north by
Melna Concrete.
3. Access/circulation: Current access is via one (1) 15 foot curb
cut on Arbor Road. Applicant has agreed to widen the access to 20
feet as requested by the Fire Chief. This should be shown on a
revised plan.
Circulation is adequate.
4. Landscaping: The minimum landscaping requirement is $900 which
is being met. Plantings will consist of a Dense Spreading Yew
hedge in front of the parking area. Applicant has indicated that
the number of plantings will be increased to 15. This should be
noted on the plan. More screening of the parking area is needed
since this is a new commercial use in a residential neighborhood.
Several evergreen trees such as Red Pine or Colorado Blue Spruce
should be planted. Also, the large tree located in the area of the
proposed parking lot should be shown on the plan and saved.
5. Coverage/setbacks: Building coverage is 14.3% (maximum allowed
is 20%). Overall coverage is 27.8% (maximum allowed is 40%).
Front yard coverage is 15.7% (maximum allowed is 30%).
The main building and the proposed addition meet the setback
requirements. The existing detached garage does not meet the 30
foot setback requirement from Arbor Road.
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6. Parking: The day care use requires seven (7) parking spaces
and the one (1) dwelling unit requires two (2) spaces for a total
of nine (9) spaces required and nine (9) spaces are being provided.
The spaces for the residential unit will be inside the two (2) car
garage. The plan should show at least one (1) handicapped space.
The existing structures and the proposed addition meet the setback
requirements.
7. Lighting: Exterior lighting consists of four (4) 150 watt spot
lights and three (3) 100 watt porch lights.
8. Sewer: Sewer allocation needed for this project is 135 gpd.
The applicant will be required to pay the per gallon fee prior to
permit.
9. Sidewalk: It is City Engineer's position that a sidewalk
should be constructed. A sidewalk currently exists on this side of
Patchen Road from Williston Road to this property. It is logical
that the sidewalk should continue along this side of the street to
provide a safe access to J.C. Park. Also, Patchen Road is a
collector street and the 1991 Comprehensive Plan states that
"sidewalks ... which parallel roadways should be constructed on ...
one or both sides of collector streets...
10. Other: The dumpster will be screened by a fence.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of The Children's
School for conversion of one dwelling unit within a two-family
residential dwelling to a 26 child day care/pre-school and
construction of a 900 square foot addition for day care use as
depicted on a plan entitled "Proposed, The Children's School",
prepared by John Patch and stamped "received" January 4, 1993, with
the following stipulations:
1. The applicant shall revise the plan prior to issuance of a
zoning/building permit to show additional evergreen plantings to
better screen the new parking lot. The plan shall also show the
existing large deciduous tree in the front yard which shall be
saved. The revised plan shall be approved by the City Planner.
2. The applicant shall post a 3-year landscaping bond to cover the
cost of installing the revised landscaping plan as provided above.
The bond amount shall be determined by the City Planner. The bond
shall be posted prior to issuance of a zoning/building permit.
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3. An additional sewer allocation of 285 g.p.d. is granted. The
applicant shall pay the required sewer allocation fee prior to
issuance of a zoning/building permit.
4. All exterior lighting shall be appropriately shielded so as not
to cast light beyond the property line. Any new exterior lighting
shall be approved by the City Planner prior to installation. Any
new lighting shall be downcasting and shielded and shall not cast
light beyond the property line.
5. The applicant shall be responsible for constructing a sidewalk
along the Patchen Road frontage of the property within three (3)
years of this approval. The applicant shall post a 3-year bond to
cover the cost of the sidewalk. The plan shall be revised prior to
issuance of a zoning/building permit to show the new sidewalk.
6. The plan shall be revised prior to issuance of a
zoning/building permit to show the following changes:
a) one of the parking spaces as a handicapped space
b) a 20 foot wide access
7. The dumpster shall be adequately screened from view.
8. This approval is contingent on the plan meeting the 30% maximum
front yard coverage provision contained in Section 19.104(b) of the
Zoning Regulations.
9. The front parking area shall be modified to add a turn -around
at the northerly end of the lot.
10. The applicant shall obtain a zoning/building permit within six
(6) months or this approval is null and void.
Cuter
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Chairman or ler
South Burlington Planning Commission
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Date
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