HomeMy WebLinkAboutSP-08-74 - Decision - 0020 Harbor View Road#S P-08-74
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
BILL SPAULDING/JOHN LARKIN, INC. - 20 HARBOR VIEW ROAD
SITE PLAN APPLICATION #SP-08-74
FINDINGS OF FACT AND DECISION
Bill Spaulding, hereinafter referred to as the applicant, is seeking to amend a previously
approved plan for a 21,012 sq. ft. congregate care facility. The amendment consists of
constructing a handicapped access ramp and walkway, 20 Harbor View 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 to amend a previously approved plan for a 21,012 sq. ft.
congregate care facility. The amendment consists of constructing a handicapped
access ramp and walkway, 20 Harbor View Road.
2. The owner of record of the subject property is John Larkin, Inc.
3. The subject property is located in the Commercial 2 Zoning District.
4. The application was received on August 6, 2008.
5. The plan submitted is titled, "Site Plan Pillsbury Manor Harbor View Road South
Burlington, Vermont", prepared by Krebs & Lansing Consulting Engineers, Inc.,
dated August 5, 2008.
DIMENSIONAL REQUIREMENTS
6. Existing building coverage is remaining the same at 19.06% (40% is maximum).
Overall coverage is proposed to be 38.2% (70% is maximum). Front yard
coverage is proposed to change to 7.18% (30% is maximum). All coverage
requirements are being met.
7. Handicap ramps are not subject to setback requirements.
SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a two (2) curb cuts off Harbor View Drive. No changes
are proposed.
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Circulation
9. Circulation on the site is adequate.
Parking
10. No changes to parking are proposed.
11. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle
parking shall be provided on the subject property. A bicycle rack is not shown on
the plan.
12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal
landscaping of the parking area does not apply to this application.
Landscaping
13. There are no landscaping amendments as part of this application.
14. Pursuant to Section 13.06(B)(7) of the Land Development Regulations, snow
storage areas must be shown on the plan. The plan does not indicate the snow
storage area.
Outdoor Lighting
15. There are no changes to outdoor lighting proposed.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the
following review standards shall apply to site plan applications:
Traffic
16. Traffic will not be affected as a result of this application.
(a) The relationship of the proposed development to goals and objects set forth in
the City of South Burlington Comprehensive Plan.
17. The Comprehensive Plan states that the City should encourage development
while protecting natural resources and promoting a healthy and safe
environment. The proposed project is in keeping with the recommended actions
of the Comprehensive Plan.
(b) 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.
18. The building is existing and no changes are proposed.
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(c)Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
19. Parking is located at the rear of the building. No changes are proposed.
20. As noted above, a bicycle rack location is not noted on the plan.
(d) 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.
21. The building is existing and no changes are proposed.
(e) Newly installed utility service modifications necessitated by exterior alterations
or building expansions shall, to the extent feasible, be underground.
22. The plan does not indicate a change in utility service.
(0 The combination of common materials and architectural characteristics,
landscaping, buffers, screens, and visual interruptions to create attractive
transitions between buildings or different architectural styles shall be
encouraged.
23. The building is existing and no changes are proposed.
(g) 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.
24. The building is existing and no changes are proposed.
In addition to the above general review standards, site plan applications shall meet the
following specific standards set forth in Section 14.07 of the Land Development
Regulations:
(a) 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
cuts onto an arterial or collector street, to provide additional access for
emergency or other purposes, or to improve general access and circulation in the
area.
25. The reservation of land is not necessary.
(b) 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.
26. As noted above, there are no changes to utility service with this application.
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(c) All dumpsters and other facilities to handle solid waste, including compliance
with any recycling or other requirements, shall be accessible, secure, and
properly screened with opaque fencing to ensure that trash and debris do not
escape the enclosure(s).
27. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. Screened dumpster locations
are shown on the plan.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site
Plan Application #SP-08-74 of Bill Spaulding, to amend a previously approved plan for a
21,012 sq. ft. congregate care facility. The amendment consists of constructing a
handicapped access ramp and walkway, 20 Harbor View Road.
1) All previous approvals and stipulations which are not superseded by this
approval shall remain in effect.
2) This project shall be completed as shown on the plan and shall be on file in the
South Burlington Department of Planning and Zoning.
3) The plans shall be revised to show the changes below and shall require approval
of the Administrative Officer. Three (3) copies of the approved revised plans shall
be submitted to the Administrative Officer prior to permit issuance.
a. The plan shall be revised to show the location of a bicycle rack.
b. The plan shall be revised to note the location(s) of the snow storage area.
4) 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.
5) The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to use of the ramp and walkway.
6) Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this day of� 2008 by
C
Ray and J. elair, Administrative Officer
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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 $111 filing fee and be filed
within 15 days of the date of this decision.
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