HomeMy WebLinkAboutSD-18-01 - Supplemental - 0007 Aspen DriveCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-18-11_7 Aspen Dr —Pines Housing LP_Sk_2018-04-
17. d o cx
Owner/Applicant
Pines Housing, LP
7 Aspen Drive, Suite 1
South Burlington, VT 05403
Propertv Information
Tax Parcel 0072-0007C
Residential 7 District
7.45 acres
Location Map
F s r -s
#SD-18-11
Staff Comments
DEPARTMENT OF PLANNING & ZONING
Report preparation date: April 12, 2018
Plans received: March 16, 2018
7 Aspen Drive
Sketch Plan Application #SD-18-01
Meeting date: April 17, 2018
Engineer
Wilson Consulting Engineers, PLC
145 Deronde Road
Montpelier, VT 05602
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Staff Comments
PROJECT DESCRIPTION
Sketch plan application #SD-18-11 of Pines Housing LP to amend a previously approved planned unit
development consisting of: 1) a 184 unit congregate housing facility and 2) a 104 unit extended stay
hotel in two (2) buildings. The amendment consists of constructing a 2,300 square foot building addition
for the purpose of expanding the administrative office space for the congregate care facility, 7 Aspen
Drive.
PERMIT HISTORY
The Project is within the Residential 7 district and the transit overlay district. It is on a parcel identified
as Lot 4 in the approved plans for the PUD. The existing building is contained within a footprint lot on
Lot 4. There is an existing wetland through the subject property. The PUD has been the subject of
several amendments, but the most recent substantial amendment was to allow construction of the
existing extended stay hotel in 1999.
COMMENTS
Administrative Officer Ray Belair and Development Review Planner Marla Keene ("Staff") have reviewed
the plans submitted on 3/16/2018 and offer the following comments. Numbered items for the Board's
attention are in red.
CONTEXT
The Project consists of a one-story addition to the existing building which is used as a congregate care
facility. Congregate care is a conditional use in the R7 district. The addition is therefore subject to
Conditional and Site Plan standards. The property is within an existing PUD, and thus the proposed
addition also requires an amendment to the PUD. Conditional and site plan review will be incorporated
into the PUD review. The applicant also wishes to adjust the footprint lots to allow the proposed
addition to be on the same footprint lot as the existing building.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Setbacks, Coverages & Lot Dimensions
The applicant has indicated that the proposed dimensional standards of the zoning district will continue to
be met, with the exception of the side yard setback which is an existing non -conformity and is not proposed
to be affected by this Project. Staff has no concerns about the zoning district or dimensional standards.
SITE PLAN REVIEW STANDARDS
General site plan review standards pertain 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.
The applicant must provide landscaping in accordance with Table 13-9. Staff considers that the applicant
has the opportunity to demonstrate that there is existing landscaping which exceeds the minimum required
as part of the prior site plan approval, and may credit the value of that additional landscaping against the
minimum required cost for the current proposed expansion.
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Staff Comments
PLANNED UNIT DEVELOPMENT STANDARDS
PUD standards pertain to water and wastewater capacity, natural resource protection, compatibility with
the surrounding area, open space, fire protection, and public infrastructure.
The Deputy Fire Chief has reviewed the proposal and has no concerns at this stage.
The proposed improvements are located in the vicinity of a mapped wetland. The wetland delineation
appears to be more than five years out of date.
1. Staff recommends the Board make the applicant aware of the need to update the wetland survey
and obtain any necessary state wetland permits for wetland impacts prior to preliminary plat
review.
Staff considers that the applicant will need to demonstrate preliminary water and wastewater allocation
or that the proposed improvements will not require additional water and wastewater prior to preliminary
plat approval.
CONDITIONAL USE STANDARDS
Staff has no concerns with this Project's ability to comply with the conditional use standards.
OTHER
Bicycle Parking
In the Land Development Regulations, congregate care facilities are treated separately from general
residential facilities. The congregate care facility could be considered either residential, requiring 1 short
term bike parking space for every 10 units, or "all other", requiring 1 short term bike parking space for
every 5,000 square feet. Staff considers that either calculation would be acceptable, at the applicant's
discretion. The applicant must comply with 50% of the requirement for the entire congregate care facility
and 100% of the requirement for the addition. Staff further considers that the bicycle parking
requirements are triggered by site plan review and therefore only the portion of the PUD subject to site
plan review need be made compliant with bicycle parking standards at this time, not the entire PUD.
2. Staff recommends the Board request the applicant notify the Board which calculation they would
like to use for short term bicycle parking as part of their preliminary plat application.
RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and close the meeting.
Respectfully submitted,
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Marla Keene, Development Review Planner
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