Loading...
HomeMy WebLinkAboutSP-95-0000 - Decision - 0090 Allen RoadFINDINGS OF FACT & DECISION STATE OF VERMONT 0 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 14th of February, 1995, 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. 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 which 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. 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 has 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. 8. Traffic: ITE estimates that this project will generate 14.3 vehicle trip ends during the P.M. peak hour. The applicant will be required to pay the road impact fee of approximately $1000. 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. 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 has reviewed the stormwater plans and finds 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 2 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. 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 3 a good chance of surviving. 5. For the purposes 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. 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 or this approval is null and void. 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. 2e-'ZZ& 4 ZA"/-L-d- Chakrinan or tierk South Burlington Planning Commission 0' ." L1664; t 1�ate 4