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Home My WebLink AboutSP-02-28 CU-02-16 - Decision - 0025 Harbor View Road#SP-02-28 #CU-02-16 FINDINGS OF FACT AND DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Site plan and conditional use applications, #SP-02-28 and #CU-02-16, of John Larkin Inc., to construct a 113 unit congregate housing facility in one building, 25 Harbor View Road. On the 16`h of July 2002, the South Burlington Development Review Board approved the request of John Larkin Inc. seeking site plan approval under Section 26.10 and conditional use approval under Section 26.05 of the South Burlington Zoning Regulations based on the following findings: 1) This project consists of constructing a 113 unit congregate housing facility in one building. 2) The owner of record is John P. Larkin. 3) This project located at 25 Harbor View Road lies within the Commercial 2 and Bartlett Brook Watershed Protection Overlay District. It is bounded on the east by condominium developments (Harbor Heights and Bay Court) and the Residential 4 Zoning District, on the south by Harbor View Road, and on the west by commercial hotel development. CONDITIONAL USE CRITERIA 4) The proposed project complies with the stated purpose of the C2 District "to encourage general commercial activity" and does not adversely affect: a) the capacity of existing or planned community facilities - no effect expected b) the character of the area affected - no adverse effect is expected c) traffic on roads or highways in the vicinity —the proposed use is not expected to affect traffic, d) bylaws in effect- the proposal is in conformance with the zoning regulations e) utilization of renewable energy resources- there is no utilization of renewable energy resources to be affected. f) general public health and welfare - no adverse effect expected. z -lem—io-slgSri otlgnd iaglo put, s,fempeoi oilgnd luaoefpe uiO4 smatA oiuom lueliodtut tuoij Ioeilap lou Illm (q -poleool st f iodoid atll goigm ui Ioulsr) io pootlioggqo!ou oql jo iPloeiego im uosso otp ,�IasiPApe Ioajje IOU IIiM (U [(o) £I i'SZ uouoaS] Ietll pup xotpJ! 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Staff was concerned the two (2) lantern style lights at the entrance doors will show the hot spot of the bulb. 14) South Burlington Water Department:. 'The applicant needs to comply with all requests from the South Burlington Water Department. 15) Bartlett Brook Overlay District: This project is within the Bartlett Brook Watershed Protection Overlay District. The stormwater -treatment information has not been run through the Heindel and Noyes computer model as required. The recommendations from Heindel and Noyes should be incorporated into the plan prior to issuance of a zoning permit. 16) South Burlington Fire Department: - The applicant needs to comply with all requests from the South Burlington Fire Department. DECISION AND CONDITIONS Based on the above Findings of Fact, 'the South Burlington Development Review Board approves site plan application #SP-02-28 and conditional use application #CU-02-16 of John P. Larkin to construct a 113 unit congregate housing facility in one building, Harbor View Road, as depleted on a 10 page set of plans, page one (1) entitled, "Lakeview at Pillsbury Harbor View Road, South Burlington, Vermont", prepared by Krebs & Lansing Consulting Engineers, Inc., dated April 16, 2002, last revised on 7/9/02, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The plans shall be revised to show the changes below and shall require approval of the Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised plans shall be submitted to the Director prior to permit issuance. a. The site plan shall be revised to incorporate the recommendations contained in the report to be prepared by Hendel & Noyes to comply with the Bartlett Bay Watershed Protection Overlay District. b. The site plan shall be revised to comply with the recommendations from the Water Department and Fire Department. 3 c. The site plan shall be revised to comply with the recommendations from the Natural Resources Committee to remove 15 parking spaces that encroach into the wetland buffer. 3. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the congregate housing facility will generate 61 vehicle trip ends during the P.M. peak hour. 4. All new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved lights shall require approval of the Director prior to installation. 5. Prior to permit issuance, the applicant shall post a $87,500 landscape bond. This bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 6. Prior to permit issuance, the applicant shall submit a written report summarizing the results of the computer analysis of this project's impact on the stormwater drainage systems on the Bartlett Brook Watershed. 7. Pursuant to Section 25.113 (c) of the zoning regulations, the Development Review Board grants a 35.75 foot height waiver allowing a maximum height from average pre -construction grade of 70.75 feet. It is the Board's opinion that the criteria under Section 25.113 (c) have been met. 8. Pursuant to Section 26.105 (a) of the zoning regulations, the Board grants a $9,150 landscaping credit for existing trees on the site. 9. Pursuant to Section 3.503 of the zoning regulations, the Board approves the limited encroachment into the C.O. District/wetland buffer for truck turn -around. It is the Board's opinion that the attributes in Section 3.503 (a)-(e) of the zoning regulations will not be affected adversely. 10. 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. 11. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the building. 12. Any change to the site plan shall require approval by the South Burlington Development Review Board. Chair or lc_4�. C/ South Burlington Development Review Board Date Please Xote: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 V. S.A. § 4471 and V.R. C.P. 76, in writing, within 30 days of the date this decision is issued. The, fee is $1 j 0.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 V.S.A. 9 4472(d) (exclusivity of remedy; finality). 4