HomeMy WebLinkAboutSP-16-18 - Decision - 0465 Quarry Hill Road#SP-16-18
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
LBC SENIOR LIVING — 465 QUARRY HILL ROAD
SITE PLAN APPLICATION #SP-16-18
FINDINGS OF FACT AND DECISION
LBC Senior Living, hereinafter referred to as the applicant, is seeking approval to amend
a previously approved plan for a 102 unit assisted living facility. The amendment
consists of: 1) adding a retaining wall, 2) reducing the number of handicapped spaces
from four (4) to three (3), 3) revising the landscaping plan due to the removal of the
water feature, and 4) other minor site modifications, 465 Quarry Hill 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 approval to amend a previously approved plan for a 102 unit
assisted living facility. The amendment consists of: 1) adding a retaining wall, 2)
reducing the number of handicapped spaces from four (4) to three (3), 3) revising the
landscaping plan due to the removal of the water feature, and 4) other minor site
modifications, 465 Quarry Hill Road.
2. The owner of record of the subject property is South Burlington OPCO, LLC.
3. The subject property is located in the Residential 12 Zoning District.
4. The application was received on February 25, 2016.
5. The plan submitted consists of a two (2) page set of plans, page one (1) is entitled,
"Residence at Quarry Hill Assisted Living Facility 465 Quarry Hill Road South Burlington,
VT", prepared by Lamoureux & Dickinson Consulting Engineers, Inc.., dated 1/12/15,
and last revised on 2/11/16.
DIMENSIONAL REQUIREMENTS
6. Building coverage is 22.2% (maximum allowed is 40%). Overall coverage is 49.3%
(maximum allowed is 60%). Front yard coverage is 9.1% (maximum allowed is 30%).
7. Setback requirements are being met.
SITE PLAN REVIEW STANDARDS
Vehicular access
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8. Access is provided via two (2) curb cuts on Quarry Hill Road. No changes proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10. The existing approved facility (102 units) requires 62 parking spaces and 62 spaces
are proposed including three (3) handicapped spaces.
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 shown on the plans.
12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal
landscaping of the parking area does not apply to this application.
Landscaping
13. The only changes to approved landscaping involve the repositioning of the approved
landscaping due to the removal of the water feature.
14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow
storage areas must be shown on the plan. The plans do indicate the snow storage
areas.
Outdoor Lighting
15. 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
16. Traffic will not be affected as a result of this application as there will be no increase
in the number of beds.
(a) The relationship of the proposed development to goals and objects set
forth in the City of South Burlington Comprehensive Plan,
17. 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.
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(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
18. This criterion will continue to be met.
(c) Parking shall be located to the rear or sides of buildings.
19. No changes to the location of parking spaces are proposed. This requirement is
being met.
20. As noted above, a bicycle rack location is noted 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
21. No changes are proposed.
(e) Newly installed utility service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be
underground,
22. No changes are proposed.
(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.
23. This requirement is being met.
(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
24. 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
emergency or other purposes, or to improve general access and circulation in
the area,
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25. 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,
26. No changes proposed except for the relocation of an electrical transformer.
(c) Afl 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 encfosure(s),
27. A screened dumpster enclosure is shown on the plan.
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves site
pan application #SP-16-19 of LCB Senior Living, subject to the following conditions:
1. All previous approvals and stipulations which are not superseded by this approval
will remain in effect.
2. This project must be completed as shown on the plan and will 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 plans must be revised to remove the project sign and corresponding
notations.
4. The applicant must 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 must obtain a Certificate of Occupancy from the Administrative
Officer prior to occupancy of the building.
6. Any change to the site plan will require approval by the South Burlington
Development Review Board or the Administrative Officer.
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Signed on this Jeday of /'/ , 2016 by
ymond I Belair, A ministrative 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.
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