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Home My WebLink AboutSP-11-51 - Decision - 0250 Quarry Hill Road#S P-11-51 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING QUARRY HILL SENIOR LIVING, LLC SITE PLAN APPLICATION #SP-11-51 FINDINGS OF FACT AND DECISION Quarry Hill Senior Living, LLC, hereafter referred to as the applicant, is seeking site plan approval to construct a 100 unit assisted living facility, 250 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 site plan approval to construct a 100 unit assisted living facility, 250 Quarry Hill Road. 2. The application was received on October 20, 2011. 3. This application is being reviewed by the Administrative Officer for approval pursuant to Section 14.09 (B) (2) of the So. Burlington Land Development Regulations (SBLDRs). The previous approval was #SD-10-07 within which the site plan review portion of the decision expired on October 20, 2011 and the subject application was submitted within six (6) months of this expiration. No changes to the previously approved plans are proposed. 4. The owner of record of the subject property is Quarry Hill Senior Living, LLC. 5. The subject property is located in the R 12 Zoning District. 6. The plans submitted consist of a seven (7) page set of plans, page one (1) entitled, "Lodge at Quarry Hill Assisted Living Facility 250 Quarry Hill Road South Burlington, VT", prepared by Lamoureux & Dickinson Consulting Engineers, Inc. dated November 2009, last revised on April 09, 2010. Zoning District & Dimensional Requirements No changes proposed. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following_ general review standards for all site plan applications: FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2011\SP_11_51_250QuarryHillSeniorLiving_ffd.doc #SP-11-51 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 The proposed project accomplishes a desirable transition from structure to site and from structure to structure. There previously were some concerns about safe pedestrian movement through the parking lot. The applicant has addressed these concerns with sidewalks which serve the entrance to the building from both the street and the parking area, as well as improvements to the parking area which facilitate movement through the access aisles. There is also a break in the center island and a striped safe crosswalk area. According to Table 13-1 of the South Burlington Land Development Regulations, the proposed 100-unit congregate care facility will require 60 parking spaces (0.6 parking spaces per dwelling unit). The applicant is proposing to provide 60 parking spaces on site. According to Table 13-7 of the South Burlington Land Development Regulations, the proposed project will require three (3) handicapped -accessible parking spaces; four are currently depicted on the plans. Parking; (a) Parking shall be located to the rear or sides of buildings (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. (i) The parking area is necessary to meet minimum requirements of the Americans with Disabilities Act; The parking area will serve a single or two-family home; The lot has unique site conditions such as a utility easement or unstable soils that allow for parking, but not a building, to be located adjacent to the public street; (iv) The lot contains one or more existing buildings that are to be re -used and parking needs cannot be accommodated to the rear and sides of the existing building(s); or, (v) The principal use of the lot is for public recreation. (c) Where more than one building exists or is proposed on a lot, the total width of all proposed parking areas that are both to the side of a building and between the front lot line and the building line of the building on the lot that is closest to the public street shall not exceed one-half of the total building width of all buildings on the lot that are located adjacent to the public street. Buildings separated from the front lot line by parking approved pursuant to 14.06(C)(2)(b) shall be considered adjacent to the public street. Buildings separated from the front lot line by any other parking areas shall not be considered adjacent to the public street. (d) The DRB shall require that the 177ajonty of the parking on through lots and corner lots be located between the buildings) and the side yards or between the building and 2 FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2011 \SP_11_51_250QuarryHillSeniorLiving_ffd.doc #SP-11-51 the front yard adjacent to the public street with the highest average daily volume of traffic. Where the rear yard of a lot abuts an Interstate or its interchanges, the majority of parking shall be located between the building and the side yards or between the building and the yard that is adjacent to the Interstate. The subject property is considered a corner lot. Subject to section (d) above, the DRB may allow parking between the building and the public street provided that the parking is located between the building and side yards. The parking on this lot is proposed to be what the Board has deemed a side yard and therefore in compliance with this regulation. 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. As already stated, the applicant has not requested a height wavier as part of this application. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The applicant submitted typical building elevations for multiple sides of the proposed buildings. The Board reviewed these for consistence with this criterion and found them acceptable. 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 applicant submitted typical building elevations for the proposed buildings. The Board reviewed these for consistence with this criterion and found them acceptable. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: 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 FAUSERS\Planning & Zoning\Development Review Boa rd\Findings_Decisions\2011\SP_11_51_250QuarryHillSeniorLiving_ffd.doc #SP-11-51 cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The proposed project is part of a larger residential planned unit development. It is not necessary to require any specific access easements at this time. 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. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. A# dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shaff be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the encfosure(s). All dumpsters and solid waste facilities shall be accessible, secure, and screened to the satisfaction of the Development Review Board. A screened dumpster is shown on the plans. Landscaping and Screening Requirements Pursuant to Section 13.06(B) of the Land Development Regulations, in all off-street parking areas with twenty (28) or more parking spaces, at least ten percent (10%) of the interior of the parking area shall be landscaped with trees, shrubs, and other plants. At least one (1) major deciduous shade tree, whose caliper is equal to or greater than two and one-half (2.5) inches when measures six (6) inches above ground at the time of planting, shall be provided for every five (5) parking spaces. The applicant has submitted a landscaping plan in accordance with Sections 13.06(F) and 13.06(G) of the Land Development Regulations. The City Arborist has reviewed the plans and provided comments in a memo dated April 16. The minimum landscaping requirement, based on building costs, is $142,500, which is being met Pursuant to Section 13.06(B) of the South Burlington Land Development Regulations, adequate snow storage areas and a bicycle rack are shown. 4 FAUSERS\Planning & Zoning\Development Review Boa rd\Findings_Decisions\2011 \SP_11_51_250QuarryHillSeniorLiving_ffd.doc #S P-11-51 DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-11-51 of Quarry Hill Senior Living, LLC to construct a 100 unit assisted living facility, 250 Quarry Hill Road. 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The size of the elevators in the proposed buildings shall be sufficient to hold a stretcher. 4. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. 5. The applicant shall adhere to the comments of the South Burlington City Arborist per the memo dated April 16, 2010. 6. The applicant shall adhere to the comments of the South Burlington Water Department in a letter dated April 16, 2009. 7. Occupancy shall not take place in the proposed building until the applicant has obtained final water allocation approval from the South Burlington Water Department. 8. The applicant shall obtain final wastewater allocation prior to issuance of a zoning permit. 9. The applicant shall adhere to the comments of the South Burlington Public Works Director/City Engineer per the memo dated April 1, 2010. 10. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 11. 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. 12. The applicant shall adhere to the comments of the Fire Chief dated 4/6/2010. 13. All new exterior lighting shall consist of downcasting, shielded fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. 5 FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2011 \SP_11 _51_250QuarryHillSeniorLiving_ffd.doc #SP-11-51 14. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed building will generate 26 additional vehicle trip ends during the P.M. peak hour. 15. Prior to permit issuance, the applicant shall post a $142,500 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 16. 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. 17. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the building. 18. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. Signed this 21 day of C v 2011, by Raymond J. 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. 6 FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2011\SP_11_51_250QuarryHillSeniorLiving_ffd.doc