HomeMy WebLinkAboutSP-95-0000 - Decision - 0007 0005 Aspen DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT L3 t:) 0 0
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Pines Housing, L.P. to amend
a previously approved planned commercial development consisting of
88,740 square feet of medical and general office use and a 124 unit
nursing/convalescent home, 421 Dorset Street. The amendment is to:
1) convert 6,000 square feet of basement area in the
nursing/ conva les cent home to a senior center, and 2) expand the
parking area to accommodate the senior center.
On the 24th day of October, 1995, the South Burlington Planning
Commission approved the request of Pines Housing, L.P. for revised
final plat approval under Section 204 of the South Burlington
Subdivision Regulations based on the following findings:
1. This application is to amend a previously approved planned
commercial development consisting of 88,740 square feet of medical
and general office use and a 124 unit nurs ing/convales cent home,
421 Dorset Street. The amendment is to: 1) convert 6,000 square
feet of basement area in the nursing/convalescent home to a senior
center, and 2) expand the parking area to accommodate the senior
center.
2. The sketch plan was reviewed on 8/8/95. Since sketch plan,
the applicant made a minor change to the proposal involving the
location of the additional parking spaces. All spaces will now be
located within the development instead of partially on the adjacent
property. The ZBA granted a conditional use permit for the senior
center on 8/28/95.
3. Access/circulation: The only access change proposed involves
a new access to the expanded parking area for building "All (office
building).
Circulation is adequate.
4.
Coverage:
Proposed
Allowable
Proposed
Allowable
building
overall
overall
overall
Lot
# coverage
coverage
coverage
coverage
1
35%
40%
81%
90%
2
0
25%
30%
60%
3
11%
40%
46%
90%
4
0%
25%
27%
60%
4a
74%
25%
77%
60%
4b
83%
25%
83%
60%
4c
87%
25%
87%
60%
5. Parking: The City's zoning regulations do not include a
parking standard for senior centers. The applicant estimates that
up to 40 additional spaces will be needed to accommodate the
center. Based on this estimate, a total of 405 spaces are required
for all uses in the P.U.D. 422 spaces are available including 11
handicapped spaces. 21 spaces were added to the parking area for
building "A". This parking area will be shared between the office
building and the nursing/convalescent home. 8 spaces were added to
the parking area south of phase III of the nursing/convalescent
home building.
6. Landscaping: No additional landscaping required. The
landscape plans have been modified to accommodate the expanded
parking. The revised landscaping plans includes additional
landscaping which reduces the landscaping credit from $25,818 to
$19,742.
7. Sewer: The additional sewer allocation needed for this project
is 1200 gpd. The applicant will be required to pay the per gallon
fee prior to permit issuance.
8. Traffic: The applicant submitted a traffic analysis conducted
by RSG. It is estimated that the senior center will generate
approximately 40 vehicle trip ends during the P.M. peak hour during
about 50 days of the year. All other days, it is estimated that
there will be little if no additional traffic during the P.M. peak
since it is anticipated that on those days the senior center will
operate only between 9:00 A.M. and 3:30 P.M.
9. The study indicates that the intersection will continue to
operate at an acceptable level of service with the senior center.
The applicant was made aware that based on 40 P.M. peak hour trip
ends, the road impact fee will be approximately $6,300.
10. Other: The grading plan should be revised to no longer show
the "rip -rap" note.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the revised final plat application of Pines
Housing, L.P. to amend a previously approved planned commercial
development consisting of 88,740 square feet of medical and general
office use and a 124 unit nursing/convalescent home, 421 Dorset
Street. The amendment is to: 1) convert 6,000 square feet of
basement area in the nurs ing/convales cent home to a senior center,
and 2) expand the parking area to accommodate the senior center, as
depicted on a plan entitled "Dorset Land Company, Dorset Street,
South Burlington, Vermont, Master Site Plan", prepared by Trudell
Consulting Engineers, Inc., dated 6/21/94, last revised 10/4/95,
with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The senior center shall be limited to a maximum of 150 persons.
3. The Planning Commission reduces the landscaping credit for the
P.U.D. from $25,818 to $19,742.
4. For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed use will generate 40 additional vehicle
trip ends during the P.M. peak hour.
5. The Planning Commission approves an additional 1200 gpd of
sewer allocation. The applicant will be required to pay the per
gallon fee prior to permit issuance.
6. Sheet SP3 shall be revised prior to recording to show two (2)
additional parking spaces along the southwest property line.
7. The applicant shall obtain a zoning permit for the senior
center within three (3) years or this approval is null and void.
8. The final plat plans shall be revised prior to recording to no
longer show the "rip -rap" note
9. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative officer prior to the
use of the senior center.
10. Any change to the plat shall require approval by the South
Burlington Planning Commission.
11. The final plat plan shall be recorded in the land records
within 90 days or this approval is null and void. The plan shall
be signed by the Planning Commission Chair or Clerk prior to
recording.
Chairman oi=��
South Burlington Planning Commission
Date