Loading...
HomeMy WebLinkAboutSP-96-0002 - Decision - 0635 Hinesburg RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF HITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Country Park Associates to amend an existing development consisting of a 76 unit elderly housing project, Hinesburg Road. The amendment consists of construction of an additional 24 residential units in three (3) buildings and three (3) carport structures. On the 24th day of September, 1996, the South Burlington Planning Commission approved the request of Country Park Associates for revised final plat approval under Section 204 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of amending an existing development consisting of an 76 unit elderly housing project. The amendment consists of construction of an additional 24 residential units in three (3) buildings and three (3) carport structures. This proposal replaces the 32 unit proposal approved on 5 / 28 / 96 . The ZBA on 5 / 13 / 96 granted the applicant a variance to allow a greater density than permitted in the R7 District. 2. This property located at 635 Hinesburg Road lies within the R7 District. It is bounded on the north by a contractor's yard and medical office building, on the east by Hinesburg Road, and on the south and west by multi -family residences. 3. Access/circulation: Access is via an existing 32 foot curb cut on Hinesburg Road, and on the south and west by multi -family residences. 4. Circulation on the site is adequate. The Fire Chief requests that there be no vehicle parking in the access driveways. 5. Coverage/setbacks: Building coverage is 14.3% (maximum allowed is 20%) . Overall coverage is 31.2% (maximum allowed is 40%) . Plan should be revised to note these coverages. Setback requirements are met. 6. Parking: A total of 225 spaces are required for the existing and proposed dwelling units (171 for the existing units and 54 for the proposed units). There currently exists 76 spaces and 48 additional spaces are proposed including two (2 ) handicapped spaces for a total of 124 spaces. This represents a 101 space or 44.9% shortfall. The applicant is proposing 10 overflow spaces for the existing units. Constructing these 10 spaces would result in 134 spaces which results in a 91 space or 40.4% shortfall. A bike rack is being provided as required. Parking or storage facilities for recreational vehicles will not be provided as required. 7. It is the applicant's position that the existing 76 spaces are adequate for the existing units since they are elderly housing units. The parking standard for the proposed 24 market rate housing units is 54 spaces, and the applicant is proposing 48 new spaces, and 10 additional spaces "if needed," for a total of 58. The Commission granted a similar parking waiver for this property on 5/28/96. 8. Landscaping: The minimum landscaping requirement, based on building costs, is $15,000 which is not being met. Proposed plantings are $7450 short of the requirement. Plantings proposed include Red Maple, Downy Shadblow, White Pine, Star Magnolia and Flowering Pear. Landscaping plan should be revised to meet the minimum requirement and show existing landscaping on the remainder of the site. Specifically, the sizes of proposed landscaping should be increased. 9. Sewer: The sewer allocation request for this project is 6480 gpd. The applicant will be required to pay the per gallon fee prior to permit issuance. 10. Traffic: ITE estimates that the proposed 24 residential apartments would generate 17 additional vehicle trip ends (vte's) during the P.M. peak hour. The applicant was made aware that the road impact fee will be approximately $80 per unit. 11. Density: The maximum number of units allowed on this site is 50 units at seven (7) units per acre. There currently exists 76 units and with this proposal would result in 100 units or 13.9 units per acre. The ZBA on 5 / 13 / 96 granted a variance for this increase in density. 12. Lighting: New additional exterior lighting will consist of the following: --- four (4) lantern type fixtures with 250 watt metal halide lamps mounted on 16 foot poles. These fixtures are not shielded. Staff recommended that these lights be replaced with downcasting shielded fixtures approved by the City Planner prior to permit issuance. --- eleven (11) building mounted 150 watt metal halide lamps with downcasting and shielded fixtures. 13. PUD criteria: The applicant submitted a report addressing the PUD criteria under Section 25.151 of the zoning regulations. 14. Dumpsters: No additional dumpsters proposed. The applicant is proposing to not screen the existing dumpster in order to allow the elderly and handicapped access to the side doors on the dumpsters . It was staffs opinion that the dumpster area can be adequately screened and still allow access to the side doors. 15. Wetland: There is a wetland area located at the northwesterly corner of the site behind the carports. The applicant is attempting to stay out of this wetland. This wetland should be delineated and the limits shown on the plan. 16. Impact fees: The applicant was made aware that in addition to the road impact fee, this project will be subject to school and recreation impact fees. 17. Other: --- the apartment buildings should be numbered to ease identification. --- plan should show the sidewalk along the property's frontage extending along the property's entire frontage. 2 DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the final plat application of Country Park Associates to amend an existing development consisting of a 76 unit elderly housing project, Hinesburg Road. The amendment consists for construction of an additional 24 residential units in three (3) buildings and three (3) carport structures, as depicted on a seven (7) page set of plans, page one (1) entitled, "Chatham Green Proposed Apartment Building Site Plan," prepared by Civil Engineering Associates, Inc. , dated April, 1996, last revised 9 /4 / 96, with the following stipulations: 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) The plan shall be revised to show the changes below and shall require approval of the City Planner. Three (3) copies of the approved revised plan shall be submitted to the City Planner prior to permit issuance and prior to recording. a) The plans shall show the dumpster screened and indicate the type of screening. b) The landscaping plan shall be revised to show all existing landscaping on the site. c) The landscape plan shall be revised to increase the sizes of the proposed landscaping. d) The site plan shall be revised to note the revised overall coverage information. e) The site plan shall be revised to show the delineated wetland boundary for the wetland located at the northeasterly corner of the property. f) The site plan shall be revised to number the apartment buildings. g) The site plan shall be revised to show the sidewalk along the property's frontage extending along the property's entire frontage. h) The plan shall be revised to show the revised parking plan submitted at the Planning Commission meeting. 3) Prior to issuance of a zoning permit, the applicant shall post a $15,000 landscape bond. The bond shall remain in effect for three years to assure that the landscaping takes root and has a good chance of surviving. 4) The Commission approves a sewer allocation of 6480 gpd. The applicant shall pay the per gallon fee prior to permit issuance. 5) The Commission approves a total of 134 parking spaces for the property which represents a 91 space, or 40.4% shortfall. It is the Commission's opinion that 134 spaces will be adequate since 76 percent of the total units are elderly housing units. 6) Any new exterior lighting or change in exterior lighting shall consist of downcasting, shielded fixtures so as not to cast glare beyond the property line. Any change in lighting shall be approved by the City Planner prior to installation. Prior to issuance of a zoning permit, the applicant shall submit details and cut sheets of proposed pole lights, which shall be downcasting shielded fixtures, to the City Planner for approval. 7) Prior to issuance of a zoning permit, the applicant shall submit a revised report addressing the PUD criteria under Section 26.151 of the zoning regulations. The revised report shall address existing wetlands on the site including proposed impact. 8) The applicant shall obtain a Certificate of Occupancy/ Compliance from the Administrative Officer prior to occupancy of the buildings. 9) Any change to the plans shall require approval by the South Burlington Planning Commission. 10) The final plat plans shall be recorded in the land records within 90 days or this approval is null and void. The plans shall be signed by the Planning Commission Chair or Clerk prior to recording. Chaiiman r Clerk South Burlington Planning Commission Date 4