HomeMy WebLinkAboutSP-00-59 - Decision - 0016 Harbor View Road#SP-00-59
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, site plan application site plan application #SP-00-59 of John Larkin, Inc. to
amend a previously approved site plan for a four-story, 48 unit congregate housing facility. The
amendment consists of. 1) revising the parking layout, 2) altering the roofline of structure, 3)
constructing a transformer in the front yard area, 4) constructing two covered walkways, and 5)
amending the landscaping plan, 16 Harbor View Road.
On the 5th of December, 2000, the South Burlington Development Review Board approved the site
plan application of John Larkin, Inc. under Section 26.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of amending a previously approved site plan for a four-story, 48 unit congregate
housing facility. The amendment consists of. 1) revising the parking layout, 2) altering the roofline of
structure, 3) constructing a transformer in the front yard area, 4) constructing two covered walkways,
and 5) amending the landscaping plan.
2. The owner of record of this particular property is John Larkin, Inc.
3. Staff discovered the applicant modified the site and the building elevations and constructed a
canopy without approval. Staff placed the applicant in violation. This request is to approve an "as
built" plan which again places the Board in the difficult position of being forced to approve changes
which it might not like.
4. This property is located at 16 Harbor View Road lies within the Commercial Two District and
the Bartlett Brook Watershed Protection Overlay District. It is bounded on the north by Harbor
View Road, on the east by a congregate care facility, on the south by a congregate care facility and
an industrial building, and on the west by a light manufacturing facility.
5. Access/Circulation: Access is provided via a 20 foot curb cut on Harbor View Road. Circulation
on the site is adequate.
6. Coverage/Setbacks: The building coverage will decrease from 24.8% to 24.5% (30% max). The
total coverage will increase from 52.3% to 53% (70% max). The front yard coverage will decrease
from 16.5% to 12.9% (30% max). All setbacks are met.
7. Parking: A total of 26 parking spaces are required and 29 spaces including four handicapped
spaces are provided. A bike rack is also provided. The amendments to the parking layout will
square off the corners of the parking lot and will not change the number of spaces.
8. Landscaping_ The minimum landscaping requirement based on building costs is $16,000. The
applicant has submitted a quote illustrating that the requiren.t-- nt will be met.
The applicant has added a transformer unit to the front yard area without approval. The applicant has
submitted a letter stating that the power company dictated the location of the unit. Staff recommended
that an opaque arborvitae hedge be substituted for the white pine trees proposed around the unit to
provide adequate screening for the unit or require the unit to be placed elsewhere on the property.
10. Recreation Path: The proposed alterations will not impact the recreation path.
11. Sewer: No additional sewer allocation has been requested.
12. Lighting: No changes to the approved lighting have been proposed. Any changes to the
lighting must be downcasting and shielded and approved by staff.
13. Bartlett Brook Watershed Protection Overlay District: The proposed alterations should not
impact the previous result of the City's storm water hydrology model.
14. Traffic: The proposed changes will not affect traffic.
15. Building Height: The Planning Commission previously approved a 45 foot height for the
building under Section 25.113(c) of the Zoning Regulations. This five foot height waiver was
granted as it was determined that the structure:
(i) would not affect adversely the essential character of the neighborhood or district in
which the property is located;
(ii) would not detract from the important scenic views from adjacent public roadways
and other public rights -of -way.
The applicant has proposed constructing a covered walkway projecting from the west facade of the
building to parking area and a covered walkway from the south facade of the building to the
adjacent structure. These are minor alterations that staff did not see as problematic.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves
site plan application #SP-00-59 of John Larkin, Inc. to amend a previously approved site plan for a
four-story, 48 unit congregate housing facility. The amendment consists of 1) revising the parking
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layout, 2) altering the roofline of structure, 3) constructing a transformer in the front yard area, 4)
constructing two covered walkways, and 5) amending the landscaping plan, 16 Harbor View Road, as
depicted on a four (4) page set of plans, entitled "Allenwood Phase II Lot 6 Bartlett Property Harbor
View Road South Burlington, Vermont", prepared by Krebs & Lansing Consulting Engineers, dated
1/29/97, last revised on 11/13/00, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2. The site plans shall be revised to show the changes listed below and shall require approval of the
Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised site
plans shall be submitted to the Director prior to permit issuance.
a) The plans shall be revised to replace the White Pine around the transformer with an
opaque arborvitae hedge.
b) The plans shall be revised to show the clump birch located further away from the
building.
c) The plans shall be revised to replace the Green Ash with another species approved by the
City Arborist.
3. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 27.302 of the
zoning regulations or this approval is null and void.
4. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer
prior to occupancy of the building.
5. Any change to the site plan shall require approval by the South Burlington Development Review
Board.
6. As built plans for all floors shall be submitted to the Director to demonstrate consistency with the
originally approved number of units
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hair or Clerk Date
South Burlington Development Review Board
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