HomeMy WebLinkAboutSP-98-54 - Decision - 0090 Allen Road#SP-98-54
FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Findings of Fact, application of John Larkin, Inc. to amend a previously approved plan for a 60 unit
congregate housing facility. The amendment consists of constructing a 3-story 16,992 square foot
addition with 21 units for a total of 81 units, 90 Allen Road.
On the 9'h day of March, 1999, the South Burlington Planning Commission approved the request of
John Larkin, Inc. for site plan review under Section 26.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of amending a plan previously approved on 4/23/96 for a 60 unit congregate
housing facility. The amendment consists of constructing a 3-story 16,992 square foot addition with
21 units for a total of 81 units. The original approval was for 60 units and the applicant constructed
61 units. This application includes the one (1) additional unit which exists but was never approved.
2. This property located at 90 Allen Road lies within the C2 and Bartlett Brook Watershed
Protection Overlay District. It is bounded on the north by two (2) congregate housing facilities, on
the east by a group home, on the west by a commercial building, and on the south by Allen Road.
3. Access/circulation: Access is provided by a 24 foot curb cut on Allen Road. There is an existing
driveway at the southeast corner of the property which provides access to the group home to the east.
The r.o.w. for this driveway should be shown. The site plan (sheet SP-1) should be revised to show
this driveway and sheet 1 should be revised to accurately show the limit of vegetation adjacent to this
driveway.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 24% (maximum allowed is 30%). Overall coverage is
47% (maximum allowed is 70%). Front yard coverage is 9% (maximum allowed is 30%). Coverage
information should include the driveway to the group home and the new walkway to the building to
the north.
Setback requirements are met.
5. Landscapinw The minimum landscaping requirement, based on building costs, is $14,660 which
is not being met. Proposed plantings include Maple, Birch, Ash, Spruce, Linden, Dogwood,
Forsythia, Rhododendron, Spirea, Lilac and Cranberry and are $3670 short of the requirement. Staff
recommended granting the credit for the shortfall. The site will be well landscaped.
6. Parkins: A total of 35 spaces are required and 45 spaces are provided including four (4)
handicapped spaces and a bike rack. The plans should be revised to show the handicapped space at
the southeast corner of the parking lot.
7. Traffic: ITE estimates the existing use to generate 14.28 vte's during the P.M. peak hour and with
the proposed addition to generate 20.06 vte's for a 5.78 vte increase. The applicant was made aware
that the road impact fee is zero (0).
8. Sewer: The additional sewer allocation required is 3870 gpd (this includes 20% reduction allowed
by State). The applicant will be required to pay the per gallon fee prior to permit issuance. There
is currently no reserve capacity available at the Bartlett Bay Wastewater Treatment Facility. The
approved allocation will be placed on a waiting list until such time as the allocation is available. Staff
recommended that the project be conditioned on a requirement to not issue a Certificate of
Occupancy/Compliance until such time as the allocation is available.
9. Bartlett Brook Watershed Protection overlay District (BBW)- This project is not subject to the
BBW Overlay District requirements because it does not involve the conversion of 15,000 or more
square feet of undeveloped land to developed land.
10. Lighting: Information regarding additional exterior lighting was requested but not submitted.
Details (cut -sheets) for all new exterior lights should be approved by the Director of Planning &
Zoning prior to permit issuance.
11. Dumpster: A screened dumpster storage area is provided.
12. Covered canopy: The applicant has installed a covered canopy walkway that connects this
building and the building to the north. This canopy completely blocks the use of the recreation path
and violates the rear setback requirement and should be removed. The engineering plan should be
revised to show the walkway which connects this building to the adjacent building.
13 .Building height The proposed addition will not exceed the 40 foot height limitation.
14. Other:
the plan for the building to the north should be revised to show the new walkway.
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Commission approves the site plan application
of John Larkin, Inc. to amend a previously approved plan for a 60 unit congregate housing facility. The
amendment consists of constructing a 3-story 16,992 square foot addition with 21 units for a total of 81 units,
90 Allen Road, as depicted on a five (5) page set of plans, page one (1) entitled, "Site Plan - Phase H Allen Road
South Burlington, Vermont,"prepared by Krebs & Lansing Consulting Engineers, Inc., dated January 18,1995,
last revised on 1/19/99, 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 (sheet SP-1) shall be revised to show the driveway located at the southeast corner
of the property which provides access to the group home to the east.
b) The site plan (sheet 1) shall be revised to accurately show the limit of vegetation adjacent to the
driveway to the group home.
c) The site plan (sheet SP-1) shall be revised to provide additional landscaping to meet the minimum
landscaping requirement.
d) The site plan (sheet SP-1) shall be revised to show all the handicapped spaces and sheet 1 shall
be revised to show the handicapped space at the southeast corner of the parking lot.
3) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the
Planning Commission estimates that the expansion will generate 5.78 additional vehicle trip ends during
the P.M. peak hour.
4) Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved
lights shall require approval by the Director prior to installation. Prior to permit issuance, the applicant
shall provide details (cut -sheets) for all additional exterior lights to the Director.
5) Prior to issuance of a zoning permit, the applicant shall post a $14,660 landscape bond. The bond shall
remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of
surviving.
6) The Planning Commission approves a sewer allocation of 3870 gpd (includes 20% reduction allowed
by State). The applicant shall be required to pay the per gallon fee prior to permit issuance. There is
currently no sewer allocation available at the Bartlett Bay Wastewater Treatment Facility. The allocation
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granted shall be placed on a waiting list until such time as the allocation is available. The new addition may
not be occupied, and no Certificate of Occupancy will be issued, until such time as sewer capacity is
available.
7) Prior to permit issuance, revised front yard and overall coverage information shall be provided to the
Director to reflect the driveway at the southeast corner of the property.
8) 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.
9) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior
to the use of the addition.
10) Any change to the site plan shall require approval by the South Burlington Planning Commission.
11) The applicant shall prepare plans to run existing roof drains into the new pipe proposed along the east
side of the building. This plan shall be submitted to the City Engineer for review and, if approved, shall
be implemented.
Chairman or Clerk
South Burlington Planning Commission
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