HomeMy WebLinkAboutSP-06-05 - Decision - 0090 Allen RoadI
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
BILL SPALDING - 90 ALLEN ROAD
SITE PLAN APPLICATION #SP-06-05
FINDINGS OF FACT AND DECISION
Bill Spalding, hereinafter referred to as the applicant, is seeking to amend a previously
approved site plan for an 85 unit congregate care housing facility. The amendment
consists of adding a 34.5" x 33.5" x 32" exterior air conditioning unit, 90 Allen Road.
Based on the plans and supporting materials contained in the document file for this
application, the Administrative Officer finds, concludes, and decides as follows:
FINDINGS OF FACT
1. This project consists of amending a previously approved site plan for a for an 85
unit congregate care housing facility. The amendment consists of adding a 34.5" x
33.5" x 32" exterior air conditioning unit, 90 Allen Road.
2. The owner of record of the subject property is John Larkin.
3. The subject property is located in the Commercial 2 (C2) Zoning District.
4. The application was received on February 9, 2006.
5. The plan submitted is entitled, "Site Plan Allenwood Phase III South Burlington,
Vermont", prepared by Rabideau Architects, Inc., dated 12/10/98, last revised on
1/4/01.
DIMENSIONAL REQUIREMENTS
6. There are no changes to setbacks or other dimensional requirements associated
with this application.
SITE PLAN REVIEW STANDARDS
Vehicular access
7. Access is provided via one (1) curb cut off Allen Road. No changes are
proposed.
Circulation
8. Circulation on the site is adequate.
- 1 -
Parking
9. There are no changes to parking associated with this application.
10. 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 depicted
on the plan. The plans shall be revised to show the location of the bicycle rack.
11. Pursuant to Section 13.06(B) of the Land Development Regulations, internal
landscaping of the parking area does not apply.
Landscaping
12. The proposed exterior air conditioning unit will be located as such as it will not be
visible. No additional landscaping is needed.
13. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow
storage areas must be shown on the plan. Snow storage area(s) are not depicted
on the plan. The plans shall be revised to note the location of the snow storage
area(s).
Outdoor Lighting
14. No changes to lighting are proposed with this application.
Pursuant to Section 14.06 and 14.07 of the Land Development Regulations, the
following review standards shall apply to site plan applications:
Traffic
15. There are no changes to traffic 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.
16. 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 recommendations 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.
17. The proposal is in keeping with this requirement.
(c)Parking shall be located to the rear and sides of buildings to the greatest extent
practicable.
-2-
18. Parking is located on the front and side of the property.
19. Section 13.01 of the Land Development Regulations requires that bicycle parking or
storage facilities be provided for employees, residents, and visitors to the site. It has
already been noted that a bicycle rack is not depicted on the plans and that the plans
need to be revised to note the rack location.
(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.
20. The current building and proposed exterior air conditioning unit are in keeping with
this requirement.
(e) Newly installed utility service modifications necessitated by exterior alterations
or building expansions shall, to the extent feasible, be underground.
21. Pursuant to Section 15.13(E) of the Land Development Reguations, any new utility
lines (telephone, cable, electric etc.) shall be located underground.
(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.
22. The current building and proposed exterior air conditioning unit are in keeping with
this requirement.
(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.
23. The current building and proposed exterior air conditioning unit are in keeping with
this requirement.
In addition, to the above general review standards, site plan application 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 property 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.
24. The reservation of land is not necessary.
(b) Electric, telephone, and other wire -served utility lines and service connections
-3-
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.
25. As stated above, any new utility lines shall be underground.
(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 other debris do
not escape the enclosure(s).
26. Two (2) screened dumpsters are noted on the plan.
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves Site
Plan Application #SP-06-05 of Bill Spalding to amend a previously approved site plan for
an 85 unit congregate care housing facility. The amendment consists of adding a 34.5" x
33.5" x 32" exterior air conditioning unit, 90 Allen Road, subject to the following conditions:
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 submitted by the applicant
and on file in the South Burlington Department of Planning and Zoning.
3) The plan shall be revised to show the changes below and shall require approval of
the Administrative Officer. Three (3) copies of the approved revised plan shall be
submitted to the Administrative Officer prior to permit issuance.
a) The plan shall be revised to depict the location of a bicycle rack.
b) The plan shall be revised to depict the location of the snow storage area(s).
c) The plan shall be revised to include the 8/15/01 revision to the plan previously
approved.
4) The applicant shall obtain a zoning permit within six (6) months of this decision
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 from the Administrative Officer
prior to the use of the new air conditioning unit.
6) Any change to the site plan shall require approval by the South Burlington
Administrative Officer.
-4-
I
.L�
Signed on this �� day of
nistrative Officer
2006 by
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 $110 filing fee and be filed within 15 days
of the date of this decision.
-5-