HomeMy WebLinkAboutSP-96-0001 - Decision - 0635 Hinesburg RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURL I NGTON
Re: Findings of Fact, application of Country Park Associates to
amend a previously approved development consisting of construction
of a 50 unit addition to an existing 76 unit elderly housing
project, Hinesburg Road. The amendment consists of construction of
32 residential units.
On the 28th day of May, 1996, the South Burlington Planning
Commission approved the request of Country Park Associaates 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 a previously approved planned
residential development consisting of the construction of 50 unit
addition to an existing 76 unit elderly housing project. The
amendment consists of construction of 32 residential units in four
(4) buildings instead of the 50 unit addition. The addition was
approved on 12/4/90 and a two (2) year extension granted on
1/25/94. 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 contractors 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. No changes proposed.
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 17.1% (maximum allowed
is 20%). Overall coverage is 36.2% (maximum allowed is 40%).
Setback requirements are met.
6. Parking: A total of 243 spaces are required for the existing
and proposed dwelling units (171 for the existing units and 72 for
the proposed units). There currently exists 76 spaces and 55
additional spaces are proposed including six (6) handicapped spaces
for a total of 131 spaces. This represents a 112 space or 46%
shortfall. The applicant is proposing six (6) overflow spaces for
the new units and 10 overflow spaces for the existing units.
Constructing these 16 spaces would result in 147 spaces which
results in a 96 space or 39.5% shortfall. A bike rack is being
provided as required. Parking or storage facilities for
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recreational vehicles will be provided at the six (6) space
overflow parking area.
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 32 market rate
housing units is 72 spaces, and the applicant is proposing 55 new
spaces, 6 overflow spaces, and 10 additional spaces "if needed,"
for a total of 71.
8. Landscaping: The minimum landscaping requirement, based on
building costs, is $17,500 which is being met. Planting proposed
include Red Maple, Downy Shadblow, Burning Bush, Crabapple, White
Pine, Rhododendron, Spirea, Lilac and Arborvitae. The landscaping
plan should be revised to show all existing landscaping on the site
and show the overflow parking as shown on Sheet Cl. The RV parking
area should be well screened from adjoining properties.
9. Sewer: The sewer allocation request is being reduced from
9,000 gpd to 8640 gpd. The per gallon fee has already been paid.
10. Traffic: A traffic impact evaluation report was submitted.
This report indicates that the proposed 32 units would generate 22
vehicle trip ends (vte's) during the P.M. peak hour. The 12/4/90
approval estimated that the 50 elderly unit addition would generate
14 vte's during the P.M. peak hour. Therefore, the proposed
project would generate eight (8) additional vte's. The applicant
was made aware that the road impact fee for the additional vte's is
approximately $900.
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 108 units or 15 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:
--- six (6) lantern type fixtures with 250 watt metal halide lamps
mounted on 20 foot poles. These fixtures are downcasting but
not shielded. Staff recommends that these lights be replaced
with downcasting shielded fixtures approved by the City
Planner prior to permit issuance.
--- eight (8) building mounted 150 watt metal halide lamps with
downcasting and shielded fixtures.
13. PUD criteria: The applicant has submitted a report addressing
the PUD criteria under Section 26.151 of the zoning regulations.
14. Dumpsters: The applicant is proposing an enclosed dumpster
and recycling area attached to the rear of a carport/garage. They
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are proposing to not screen the existing dumpster in order to allow
the elderly and handicapped access to the side doors on the
dumpster. It was staff's opinion that the dumpster area can be
adequately screened and still allow access to the side doors.
15. 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.
-- the east corner of the property is very wet. Is this area a
wetland and will it require an Army Corps of Engineers permit?
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the revised final plat application of Country
Park Associates to amend a previously approved development
consisting of construction of a 50 unit addition to an existing 76
unit elderly housing project, Hinesburg Road. The amendment
consists of construction of 32 residential units in four (4)
buildings instead of the 50 unit addition, as shown on a seven (7)
page set of plans, page one entitled, "Chatham Green Proposed
Apartment Buildings Site Plan," prepared by Civil Engineering
Associates, dated April 1996, last revised 5/16/96, 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.
a) The plans shall show the dumpster screened and indicate
the type of screening.
b) The landscape plan shall be revised to show all existing
landscaping on the site and show the overflow parking area as
shown on sheet Cl.
3. Prior to issuance of a zoning permit, the applicant shall post
a $17,500 landscape bond. The bond shall remain in affect for
three years to assure that the landscaping takes root and has a
good chance of surviving.
4. The approved sewer allocation shall be reduced from 9,000
additional gpd to 8,640 gpd.
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5. The Commission approves a total of 147 parking spaces for the
property which represents a 96 space, or 39.5%, shortfall. It is
the Commission's opinion that 147 spaces will be adequate since 70
percent of the total units are elderly housing units.
6. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed project will generate 22 additional P.M peak hour
vte's. This represents nine (9) more vte's than that approved on
12/4/90.
7. 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 to the City Planner for approval.
8. 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.
9. 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.
10. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of the buildings.
11. Any change to the plans shall require approval by the South
Burlington Planning Commission.
South Burlington Planning Commission
Date
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