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Home My WebLink AboutAgenda 07 SD-21-14_1510 Williston Rd_Gazebo#SD-21-14 Staff Comments 1 1 of 5 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-21-14_1510 Williston Rd_Gazebo_2021-05-18_staff comments.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: May 11, 2021 Plans received: April 2, 2021 1510 Williston Road Sketch Plan Application #SD-21-14 Meeting date: May 18, 2021 Owner/Applicant John Larkin, Inc. 410 Shelburne Road South Burlington, VT 05403 Engineer Skip McClellan Krebs & Lansing 164 Main Street Colchester, VT 05446 Property Information Tax Parcel 1810-01510 Residential 4 Zoning District, Traffic Overlay District – Zone 3, Transit Overlay District Location Map #SD-21-14 Staff Comments 2 2 of 5 PROJECT DESCRIPTION Sketch plan application #SD-21-14 of John Larkin, Inc. to amend a previously approved plan for a 23,282 sf, 40-room congregate care facility. The amendment consists of demolishing 3,340 sf of the existing building, constructing a 12,770 sf addition for the purpose of adding 17 additional resident apartments for a total of 57 and other interior renovations, reconfiguring access and parking, and adding 6,970 sf from an adjoining lot for the purpose of constructing a memory garden, 1510 Williston Road. PERMIT HISTORY The property was approved in 1993 as a 40-unit “community care” facility. Community care is no longer a use, and the description of the use has varied slightly over the intervening years. Staff has confirmed with the applicant that “congregate care” is the use which most closely matches the current and proposed uses. In 2015, a sketch plan to expand the building by adding around 13 units between the two existing buildings, but approvals were not pursued. COMMENTS Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”) have reviewed the plans submitted on 4/2/2021 and offer the following comments. Numbered items for the Board’s attention are in red. CONTEXT The project as presented will be subject to subdivision review and site plan review. At this time Staff is not aware of any reason the project needs to be reviewed as a Planned Unit Development. The property is located in the Residential 4 Zoning District. 1. Staff recommends the board ask the applicant to confirm the total existing and proposed unit counts. A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions Residential 4 Zoning District Required Proposed1  Min. Lot Size 40,000 sf 149,871 sf  Max. Building Coverage 30% 22.1%  Max. Overall Coverage 60% 48%  Min. Front Setback 30 ft. No change  Min. Side Setback 10 ft. No change  Min. Rear Setback 30 ft. No change  Max. Front Setback Coverage 30% 12.5%  Height (pitched roof) 28 ft. Approx. 28 ft.2 1. Values are provided for 1510 Williston Road. Project also involves adjustment to 6 Gilbert Street, #SD-21-14 Staff Comments 3 3 of 5 which will be evaluated at the next stage of review. Staff does not have any concerns about the dimensional requirements for that lot at this time. 2. Staff recommends the Board discuss with the applicant whether the proposed height will be below the 28-ft maximum. Without consideration as a Planned Unit Development, height waivers are not allowed within the R4 zoning district. Additionally, buildings within the R4 district are limited to not more than 1 story greater than any building on an abutting lot in the same zoning district, within 150’ of the subject structure. The proposed structure appears to be two stories and would therefore comply. Residential 4 District (R4) Congregate Care is allowed as a conditional use in the R4 if it is located within the Transit Overlay District, which it is. Since this proposal is to expand the congregate care use, conditional use review is required. Staff considers the proposed “memory garden” to fall within the definition of congregate care and considers no separate permit is required. it will be reviewed as part of the site plan for the project. 3. Staff recommends the Board ask the applicant to describe the proposed modified programming, including which entrances will be used in what way. Traffic Overlay District The property is located within Traffic Overlay Zone 3. The maximum permitted peak hour volume is 45 trips per 40,000 sf of land area. The proposed 149,871 sf lot therefore has a trip budget of 168 trips. Staff considers it extremely unlikely that the proposed project will exceed the cap, though the trip generation must still be provided at the next stage of review for the purpose of traffic impact fee calculation. Transit Overlay District The purpose of the transit overlay district is, in part, to provide for a safe, compact and efficient land use pattern that supports regular fixed-route transit service, pedestrian and bicycle infrastructure. The applicant is proposing to connect the new entryway to the existing sidewalk on Williston Road. Staff considers the purpose of the Transit Overlay District to be met. B) SUBDIVISION STANDARDS Subdivision standards pertain to water and wastewater capacity, natural resource protection, traffic and circulation, compatibility with the surrounding area, open space, fire protection, public infrastructure. Access and Circulation The applicant has proposed a 24-foot wide driveway for the Project. They are proposing to eliminate the existing curb cuts for patron access and retain them for emergency vehicle access only. The applicant has worked with the Fire Department to obtain initial approval for the proposed fire access. The fire chief reviewed the plans on May 3, 2021 and offers the following comments. • The loading zone for the West building will need to be posted as no parking • The fire access lanes on Williston Road (south), how will they be maintained during the winter? 4. Staff recommends the Board discuss the second comment of the Fire Chief with the applicant. In particular, will the required maintenance affect whether the project will be able to maintain the currently proposed aesthetic. #SD-21-14 Staff Comments 4 4 of 5 Visual Compatibility The specific standard relating to visual compatibility reads as follows. The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Staff considers the proposed architecture to have a generally residential character and supports the applicant’s proposal. Infrastructure The Director of Public Works reviewed the project on May 4, 2021 and offers the following comments. In looking at the existing vs the proposed site plans I’m a little unclear if any of the existing utilities will be covered by future buildings. I didn’t see any notes indicating that these utilities (water, storm, OHP) would be relocated. Can the applicant please clarify that in addition to how existing and proposed utility easements would be affected by the same. The South Burlington Water Department reviewed the project on May 3, 2021 and offers the following comments. I have reviewed the Sketch Plans for 1510 Williston Road. While early, the applicant should be advised that the water main passing through the property will have to be abandoned and relocated to another location that does not pass under or next to a building. I will have much more to offer as this project proceeds. Staff notes that there is significant utility relocation required for the project to move forward. While the details of such relocation is not typically reviewed in depth by the Board, such relocation may represent an important portion of the project costs and should be designed for City departmental review at the next stage of review. Staff considers it would be appropriate for the applicant to work with the City on this element of the project prior to the next submission. C) SITE PLAN REVIEW STANDARDS General site plan review standards relate to relationship to the Comprehensive Plan, relationship of structures to the site (including parking), compatibility with adjoining buildings and the adjoining area. Specific standards speak to access, utilities, roadways, and site features. Staff supports the proposed aesthetics as viewed from Williston Road and recommends the Board encourage the applicant to propose landscaping to complement the proposed architecture. The applicant has shown a limited amount of landscaping on their sketch plan. Staff considers it unlikely that the minimum required landscaping value has been provided. Standards of 13.06 include interior parking lot landscaping, shade trees, and buffering and screening. Staff considers that if the applicant is required to replace existing landscaping or otherwise has difficulty finding locations for the required minimum landscaping budget, alternative or innovative uses of the budget should be discussed at this stage of review. 5. Staff therefore recommends the Board discuss with the applicant how they intend to use the required minimum landscaping. #SD-21-14 Staff Comments 5 5 of 5 6. There is a loading dock proposed at the western end of the rear parking area. Staff recommends the Board ask the applicant to describe the purpose of this area. Staff notes that significant additional information about the proposed stormwater management system will be required at the next stage of review. OTHER- ACCESS TO ADJACENT PARCEL Current conditions for the parcel include an access easement from Williston Road to the parcel at 1516 Williston Road. That property, which appears to front on Helen Ave, has its driveway accessed via the 1510 Williston Road Lot. The continued access is shown across the fire department turn-around on the landscape plan (L-100) but is not evident on the Site Plan. 7. Staff recommends that the Board direct the applicant to discuss the proposed legal arrangement for continued access to 1516 Williston Road, and at the next stage of review to more clearly indicate the access to 1516 Williston Road on the Site Plan. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and conclude the meeting. Respectfully submitted, Marla Keene, Development Review Planner GENERAL NOTESThis plan is not a boundary survey. Boundary information shown was taken from a drawingentitled "Boundary Line Adjustment Lands of John Larkin Inc. and Bouchard" by Krebs &Lansing, dated 6/24/19.Elevations are based on the NAVD 88 vertical datum. Topographic survey conducted byKrebs and Lansing, 2016.Project Horizontal Coordinates derived from GPS observation using reference frame NAD83(2011) 2010.00 epoch. Project vertical datum based on NAVD 88 (Geoid 12A).Utility information shown is based on an existing features survey conducted by Krebs andLansing.Underground utilities are approximate and not warranted to be exact or complete. Contractorshall contact New England Dig Safe prior to any excavations.The location of underground electrical lines which service the site lights are not shown on theCivil Plans. Other electrical lines may exist which are not shown on this plan.LOCUSSiteExisting Overhead Power/Power PoleExisting Sewer Line/ManholeExisting Storm Line/Manhole/BasinExisting Underground PowerExisting Water Line/Hydrant/Valve/ShutoffExisting Approximate Property LineExisting Gas Line/ValveNew Sewer Line/ManholeNew Storm Line/Manhole/BasinNew Gas Line/ValveNew Underground PowerNew Water Line/Hydrant/Valve/ShutoffFinish Grade Minor ContourExisting Utilities EasementNew Utilities EasementExisting Grade Minor ContourLegend153New Light FixtureExisting Light FixtureUGEUGEUGEUGE19133\DWG\19133 Site Base 2019.dwgSCALE:REVISED:DRAWN BY:PROJECT NO:DATE:CONTENT:Project PhaseEX-1SLMCONCEPT DRAWINGSTHEGAZEBO1510 Williston Road,South Burlington, VT.NO. DESCRIPTION DATE191331" = 20'ExistingConditionsPlan3/17/21PERMIT REVIEW ONLY164 Main Street, Suite 201, Colchester, VT 05446T: (802) 878-0375 F: (802) 878-9618email@krebsandlansing.com two way access33 spacesdumpsterson conc.concbox truckloading areastorm water gravelwetland garden14 spacesex tree toremain typ.terraceSNOWSTORAGEstaffpoured concrete dropoffcanopyfd turnaroundgazeboMEMORY GARDENplantingslawnlawnlawnlawnlawnlawnlawnlawnlawnlawnlawnlawn5' wide concrete path (typ.)5' wide concrete path (typ.)ADAVANmemorygardenterraceflowering tree orshrublawnwatergate6' cedar fencegatelawnADAVANasphaltLOADINGSNOWSTORAGESNOWSTORAGESNOWSTORAGEreinforced turf f i r e a c c e s sOutlet Structure 1Over Flow 323.60Outlet Structure 2Over Flow 323.60Outlet Structure 1Over Flow 323.60323322No CurbFilter Strip for pretreatmentFilter Strip for pretreatment324325324325324325323322324FF. 326.40New BuildingDDD325324323Yard Drain324323325Pervious PaversNew Concrete SidewalkNew Concrete Sidewalk325326324323323STMH 1Inv 318.39STMH 2Inv 318.12STMH 3Inv 317.89CB 1Inv 317.57reinforced turf f i r e a c c e s s STST ST 24" PVC STSTSTST STSTSTSTST5' wide concrete path (typ.)20' wide storm sewereasement to the City ofSouth Burlington20' wide storm sewereasement to the City ofSouth BurlingtonProposed boundaryline adjustments=0.0022s=0.0022 s=0.0022s=0.002224" PVC ST24" PVC ST24" PVC STProposed stormwater easementfrom 1516 Williston Rd. toGazebo propertyPLANNING and ZONING NOTESOwners: Lark-Inns. Inc.410 Shelburne RoadSouth Burlington, Vt. 05403(802)-864-7444Parcel Area: 3.28 acresZoned: R4Project Description:••This project will renovate two existing senior living buildings and connect themwith a new central addition and adjust the western property line.••Increase operational efficiency by consolidating common services, such asdining and kitchen, lounges, laundry, etc.••Create a building front that addresses Williston Road and takes advantage ofthe southern facing green space.••Create a single arrival point for residents, guests, and emergency vehicles thatis welcoming and easy to monitor.••Create a memory care wing and memory garden that will allow this facility tosafely accommodate residents with Alzheimer's and other memory-loss conditions.••Create approximately 17 new resident apartments and renovate existing.••Updated site storm water system.••Improved Fire Department access.Lot Coverage:1510 Williston RoadExisting Proposed (with boundary line adjustment)Total Parcel 142901 sf 149871 sfBuilding 23793 sf 16.7% 33097 sf 22.1%Paved/Concrete33671 sf23.6%38857 sf25.9%Total Covered 57464 sf 40.3% 71954 sf 48.0%Front Yard Covered 2279 sf 11.2% 2543 sf 12.5%6 Gilbert StreetTotal Remaining (after boundary line adjustment) 9550 sfBuilding 1139 sf 11.9%Paved/Concrete1126 sf11.8%2265 sf 23.7%19133\DWG\19133 Site Base 2019.dwgSCALE:REVISED:DRAWN BY:PROJECT NO:DATE:CONTENT:Project PhaseS-1SLMCONCEPT DRAWINGSTHEGAZEBO1510 Williston Road,South Burlington, VT.NO. DESCRIPTION DATE191331" = 20'SKETCHPLAN3/17/21PERMIT REVIEW ONLY164 Main Street, Suite 201, Colchester, VT 05446T: (802) 878-0375 F: (802) 878-9618email@krebsandlansing.com 'DWH0DUFK3URMHFW*D]HER6HQLRU/LYLQJ 'DWH0DUFK3URMHFW*D]HER6HQLRU/LYLQJ 'DWH0DUFK3URMHFW*D]HER6HQLRU/LYLQJ 'DWH0DUFK3URMHFW*D]HER6HQLRU/LYLQJ P: (802) 878-0375 | email@krebsandlansing.comApril2,2021MarlaKeeneSouthBurlingtonCityHall 575DorsetStreet SouthBurlington,VT Re:LarkinGazeboSketchPlanApplication File:15333 DearMarla, TheLarkinGazebopropertyliesintheR4zoneandtheTransitOverlayDistrictontheCitymaps.Theuse ispermittedinthiszonebecauseofpresenceoftheTransitOverlayDistrict.TheTransitOverlayDistrict isstatedtosupporttransitserviceandpedestrianinfrastructure;bothofwhichareincludedinthe projectintheformofwalkwaystotheexistingsidewalkalongWillistonRoadandtheanticipateduseof thetransitsystemforresidentstotraveloffͲsiteandgueststovisitresidents. SetbacksaremetforthenewstructureanticipatingthefuturewideningWillistonRoadrightͲofͲway.All frontyardandPUDsetbacksshownaremeasuredfromthatfutureandotherexistingpropertylines. Conformancewiththelotcoveragerequirementsisdescribedontheapplicationformandagainonthe SketchPlan.Althoughthereisnorequirement,theparkinghasbeendeterminedbytheOwnerandcare facilityoperatortobesufficientandpositionedinthebackofthebuilding. Stormwatertreatmentisshownintheformofgravelwetlandsandgrassedareasscatteredaroundthe property.Theareaswillbeanassettotheresidentsnotonlyasstormwatertreatmentbutforthe aestheticofthegrassesandnaturallookingspaces. Thisprojectwillrenovatetwoexistingseniorlivingbuildingsandconnectthemwithanewcentral addition.Thegoalsofthisworkinclude: •Creatingcontinuousconnectedconditionedspacethateliminatesneedtogooutsidetogetfromone buildingtotheother. •Increaseoperationalefficiencybyconsolidatingcommonservices,suchasdiningandkitchen,lounges, laundry,etc. •CreateabuildingfrontthataddressesWillistonRoadandtakesadvantageofthesouthernfacinggreen space. •Createasinglearrivalpointforresidents,guests,andemergencyvehiclesthatiswelcomingandeasy tomonitor. •Createamemorycarewingandmemorygardenthatwillallowthisfacilitytosafelyaccommodate residentswithAlzheimer'sandothermemoryͲlossconditions. •CreateStaffbreakareas. •Renovateexistingresidentapartments. Marla Keene April 2, 2021 PAGE [ 2 ] •Createapproximately17newresidentapartments.TheproposedSketchPlanandLandscapePlanstrivestoaccommodatethenewbuildingandprogramingforaseniorlivingfacilityby:•IntegratedpathnetworkthroughoutsitewithconnectivitytoWillistonRoadsidewalk.•Updatedsitestormwatersystem.•ChangetwoWillistonRd.curbcutstoFireDepartmentOnly. •ImprovedFireDepartmentaccess. •Maintainingasmuchexistingplantmaterialaspossible. •Fullsiteplantingwithfloweringtrees,perennials,andornamentalfescuegrassesonnewgravel wetlands. Pleasefeelfreetocall/writeifyouhavequestionsorrequireanyadditionalinformation.Thankyoufor yourtimetoreviewourrequest. Sincerely, KrebsandLansingConsultingEngineers SkipMcClellan