HomeMy WebLinkAboutSP-96-0000 - Decision - 0090 Allen RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT C)
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin for construction of a 60 unit
nursing/ convalescent home, 90 Allen Road.
On the 23rd day of April, 1996, the South Burlington Planning Commission approved
the request of John Larkin for site plan review under Section 26. 10 of the South
Burlington Zoning Regulations based on the following findings:
1. This project consists of the construction of a 60 unit nursing/ convalescent home
on a 2.55 acre lot. This project was approved on 2/14/95 but was never built.
Applicant indicated at the meeting that this facility would be a level 3 nursing home.
2. This property located at 90 Allen Road lies within the C2 District. It is bounded
on the north by a nursing/ convalescent home (Pillsbury Manor II) and a vacant lot,
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 via a 24 foot wide curb cut on Allen Road -
Circulation is adequate.
4. Coverage/ setbacks: Building coverage is 18.5% (maximum allowed is 30%).
Overall coverage is 40.2% (maximum allowed is 70%). Front yard coverage is 7.4%
(maximum allowed is 30%).
Setback requirements are met.
5. Landscaping: The minimum landscaping requirement, based on building costs,
is $28,500 whicF1 is not being met. Plantings proposed are $3700 short of the
requirement. Applicant should propose additional landscaping or larger sizes to
meet the minimum requirement. Plantings will include Littleleaf Linden, Amur Maple,
Hawthorn, Ash, Spruce, Arborvitae, Pine, Dogwood, Rhododendron, and Burning
Bush. The last approval contained a condition requiring additional landscaping.
6. Parking: This project requires a total of 27 spaces and 46 spaces including four
(4) handicapped spaces are being provided. The plan includes a bike rack as
required under Section 26.253(b) of the zoning regulations. Applicant proposed
angled parking spaces which meet the parking lot dimension standards. Plans should
be revised to show the depth of a parking stall to be 19.8 feet instead of 18 feet.
The minimum aisle width allowed is 15 feet.
7. Sidewalk: Applicant is proposing a sidewalk along the property's frontage. This
sidewalk should be constructed prior to occupancy of the building. Plans should be
revised to show the sidewalk continuous across the driveway.
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rraffic: ITE estimates
ng the P.M. peak hour.
fee of approximately $1000.
that this project will generate 14.3 vehicle trip ends
The applicant will be required to pay the road impact
9. Sewer: The sewer allocation needed for this project is 6750 gpd. The applicant
will be required to pay the per gallon fee prior to permit issuance.
10. C.O. Zone: The applicant is proposing to cross the C.O. Zone created by a
tributary of Bartlett Brook with a pedestrian access, including a bridge, to the
adjacent Pillsbury Manor II. This crossing is permitted under Section 3.204 of the
zoning regulations. Section 3.405 of the zoning regulations requires that the plans
for crossing the stream be reviewed by the Natural Resources Committee (NRC).
Details of the crossing were submitted and reviewed by the NRC at their 2/9/95
meeting. The NRC needs additional information before it can make a
recommendation. This was addressed by a condition in the previous approval.
11. Recreation Path: The plan shows a recreation path easement running north -
south along the southerly property boundary and continuing along the northerly
boundary and then running north -south across the adjoining Pillsbury Manor II
property to Harbor View Road. The location of this path is in agreement with the
recommendations of the Recreation Path Committee. The legal documents for this
easement should be reviewed and approved by the City Attorney and recorded prior
to issuance of the zoning permit.
12. Bartlett Brook Watershed: This property is located in the Bartlett Brook
Watershed Protection Overlay District. This project is therefore subject to the
evaluation procedure for stormwater management under Section 23.20 of the zoning
regulations. The applicant submitted a report from Wagner, Heindel and Noyes with
the results from the computer model. The analysis indicated that with the
construction of a proposed stormwater retention structure on the site, that the peak
stormwater discharge rate in the south fork of Bartlett Brook for the 25 year design
storm will not increase appreciably as a result of the project. The City Engineer
reviewed the stormwater plans and found them acceptable.
13. Lighting: Exterior lighting will consist of the following:
--- seven (7) 250 watt high pressure sodium lights with downcasting cut-off
luminaires mounted on 12 foot poles.
--- 17 100 watt building mounted incandescent lights.
14. Dumpster: A screened dumpster area is shown on the plan. Applicant should
indicate type of fence to be used.
15. Other: The landscape plan should be revised to use commas instead of periods
in the numbers listed under "Lot Information."
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission
approves the site plan application of John Larkin for construction of a 60 unit
nursing/ convalescent home, 90 Allen Road, as depicted on a seven (7) page set of
plans, page one (1) entitled "Allen Road Community Care, 90 Allen Road, South
Burlington, VT For: Larkin Realty" prepared by Gregory Rabideau, Architect,
dated 12/14/94, last revised 2/6/95, subject to 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 prior to issuance of a zoning permit to show the
changes listed below and shall require approval by the City Planner. Three (3)
copies of the approved revised site plan shall be submitted to the City Planner prior
to permit issuance.
a) The landscape plan shall be revised to: 1) show additional landscaping
and/or larger species to meet the minimum requirement, 2) indicate type of
fence to be used to screen dumpster, and 3) use commas instead of periods in
the numbers listed under "Lot Information."
b) The landscape plan and the engineering plan shall be revised to show the
sidewalk continuous across the driveway.
c) The landscape plan and the engineering plan shall be revised to show the
depth of all parking stalls to be 19.8 feet instead of 18 feet.
d) The handicapped parking space shall be located closer to the building.
e) The area identified as "future expansion" shall be removed from the plan.
f) The site plan shall be revised to add one (1) hydrant within the complex
on an 811 main in a location approved by the Fire Chief.
3. The applicant shall construct the sidewalk along the property's frontage in a
location approved by the City Engineer. This sidewalk shall be constructed prior
to occupancy of the building. Prior to issuance of a zoning permit, the applicant
shall post a bond for the sidewalk in an amount approved by the City Engineer. This
sidewalk shall be constructed to the specifications approved by the Public Works
Director.
4. The applicant shall post a $28,500 landscape bond prior to issuance of a zoning
permit. The bond shall remain in effect for three (3) years to assure that the
landscaping takes root and has a good chance of surviving.
5. For the purpose of calculating required road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates that the
proposed nursing/ convalescent home will generate 14.3 vehicle trip ends during the
P.M. peak hour.
6. A sewer allocation of 6750 gpd is approved. The applicant shall pay the per
gallon fee prior to issuance of a zoning permit.
7. Prior to permit, the applicant shall submit for review and approval by the Natural
Resources Committee the plans for crossing the C.O. District which shall include
details of the proposed bridge.
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8. All new exterior lighting shall consist of downcasting shielded fixtures so as not
to cast light beyond the property line. Any change in lighting shall be approved by
the City Planner prior to installation.
9. The applicant shall submit for review and approval by the City Attorney the legal
documents for the recreation path easement. These documents shall be recorded in
the land records prior to permit issuance.
10. The applicant shall obtain a zoning permit for the building within six (6) months
pursuant to Section 27.302 of the zoning regulations.
11. The applicant shall obtain a Certificate of Occupancy/ Compliance from the
Administrative Officer prior to occupancy of the building.
12. Any change to the site plan shall require approval by the South Burlington
Planning Commission.
13. Prior to issuance of a zoning permit, the applicant shall resolve with the City
Engineer the issue regarding access to the stormwater detention facility. If
necessary, the plan shall be revised as recommended by the City Engineer.
Chairman ZFr CYdrk
South Burlington Planning Commission
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