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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