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HomeMy WebLinkAboutSP-92-0000 - Decision - 0792 Shelburne Road (2)FINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Salamin Handy for a 64 room motel and 123 seat quality restaurant, 792 Shelburne Road. On the 9th of June 1992 the South Burlington Planning Commission approved the request of Salamin Handy for site plan review under Section 19.10 of the South Burlington Zoning Regulations based on the following findings: 1. This property located at 792 Shelburne Road is within the Commercial 1 District. It is bounded on the north by an auto service station, Pizza Hut restaurant, and a multi -use commercial building, on the east by self -storage warehouse business, on the south by five (5) single family residences on Lindenwood Drive and an auto service station and on the west by Shelburne Road. 2. Access/circulation: The current two-way 42 foot wide access on Shelburne Road would be changed to a one-way ingress only access. All vehicles would exit onto Swift Street via a two-way 20' r.o.w. across the Kelly and Jennings property. The parking spaces in front of the restaurant have been angled to further identify this access for ingress only. Traffic circulation on the site is acceptable. Signage, pavement markings and a pipe barrier will be used to discourage traffic from going in the wrong direction and exiting through Pizza Hut. The Fire Chief has asked that there be at least 12 feet between the pipe barrier and the southerly edge of the access drive. 3. Coverage/setbacks: Building coverage is 12.7% (maximum allowed is 30%). Overall coverage is 68% (maximum allowed is 70%). Front yard coverage is unaffected by this application. Setback requirements are being met. The motel addition will not exceed the height limitation so it is setback the 65 foot minimum from the residential district. 4. Parking: This project requires a total of 118 parking spaces and 94 spaces are being provided including three (3) handicapped parking spaces. This proposal represents a 24 space or 20% shortfall. The applicant's traffic consultant has indicated that the ULI Shared Parking publication allows for the parking requirement for restaurants combined with motels to be reduced by 50%. Calculating the parking requirement in this manner results in 94 spaces required which is exactly the number proposed. Parking stall dimensions meet minimum dimensions. Parking aisle widths meet minimum requirements. 5. Landscaping: The minimum landscaping requirement for this project is $20,500. The applicant is proposing only $7566 in new landscaping, a $12,934 shortfall. Plantings include Cedar, Norway Maple, Sargent Juniper and Burning Bush. There is not enough room to install additional plantings. The planting of more substantial species and sizes would reduce the shortfall, i.e. increasing the size of the Norway Maple to 3-3 1/2 inch, 6'-8' high Red or Austrian Pine substituted for proposed Cedar, and Pin Oak or Maple planted along the southern boundary of the flower garden. Additionally, the applicant is proposing to plant 16 foot high evergreens on the adjacent residential property to provide additional screening. 6. Traffic: This property is in Traffic Overlay Zone 1 which would allow this property to generate a maximum of 27 vehicle trip ends (vte's) during the P.M. peak hour. Based on the traffic analysis submitted by the applicant the existing use generates 22 trip ends during the average weekday peak. The proposed use is estimated to generate 50 trip ends during the P.M. peak. The applicant is proposing various improvements to benefit traffic flow and exiting, namely directing exiting traffic to Swift Street. 7. Sewer: The sewer allocation needed for this project is 4800 gpd. The applicant will be required to pay the $2.50 per gallon fee prior to permit. 8. Lighting: Additional exterior lighting proposed consists of five (5) 400 watt metal halide lights on 16 foot poles, two (2) 175 watt metal halide lights attached to the north side of the motel building and four (4) ground lights in the flower garden area which is adjacent to the residential uses. The pole and attached lights will have cutoff luminaires. The ground lights will be 75 watt incandescent lights with hoods and louvers. 9. Other: --- a screened dumpster is being proposed. --- the applicant should submit a drainage plan as requested by the City Engineer. --- the one-way access drive connecting the restaurant parking with the motel parking does not provide a five (5) foot snow storage area for a distance of about 40 feet. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of Salamin Handy for a 64 room motel and 123 seat quality restaurant as depicted on a three (3) page set of plans, page one entitled, "New Motel - Addition to Bonanza", prepared by Gordon G. Woods, Associates and dated September, 1990, last revised 5/29/92 with the following stipulations: 1. The applicant shall post a $20,500, 3-year landscaping bond prior to issuance of a zoning/building permit. The landscape plan shall be revised prior to permit to show the following: a) the size of proposed Norway Maple increased to 3 - 3 1/2 inch caliper. b) 6' - 8' high Red or Austrian Pine substituted for proposed Cedar. c) new trees (e.g., pin oak or maple) planted along the southern boundary of the flower garden. 2. Cedar Hedge to be planted along fence line on residential properties to the south shall be planted prior to or at the same time construction begins. Applicant shall obtain permission from adjoining landowners. 3. This approval is conditioned on a quality restaurant use. I.T.E. defines a quality restaurant as "eating establishments of high quality and with turnover rates generally of at least one hour or longer. Generally, a quality restaurant does not serve breakfast and may or may not serve lunch". The existing "Bonanza" does not qualify as a quality restaurant and shall be terminated prior to occupancy of the new motel. Prior to occupancy of the restaurant space by a new restaurant tenant, the City Planner shall confirm that the proposed restaurant meets the definition of quality restaurant. Applicant shall submit any pertinent information requested by City Planner 4. This approval is conditioned on a maximum restaurant seating capacity of 123 seats (i.e., restaurant, bar and banquet areas). Any increase in seating shall require Planning Commission approval. 5. This property is located within Traffic Overlay Zone 1 which allows a maximum peak hour trip generation of 27 vehicle trip ends (vte's). It is estimated based on I.T.E. that the proposed motel and quality restaurant will generate 50 vte's during the peak hour or 23 vte's above that which is permitted. It is also estimated based on I.T.E. that the present high turnover restaurant use generated 113 trip ends during the peak hour. Section 17.50 of the zoning regulations allows the Planning Commission to approve peak hour volumes above the normal standard if the Commission determines that other site improvements will produce a net benefit for traffic flow in the vicin( It is the Commission'( ietermination that ,the directing of exiting traffic to Swift Street will improve traffic safety in the vicinity and the change in use will reduce vte's during peak hour from 113 vte's to 50 vte's and therefore approves the estimated 50 peak hour vte's estimated to be generated by the project. 6. Prior to issuance of a zoning/building permit, the applicant shall submit a drainage plan to the City Engineer for approval. 7. A sewer allocation of 4,800 gpd is granted. The applicant shall pay the $2.50 per gallon sewer fee prior to issuance of a zoning/building permit. 8. All lighting shall be downcasting shielded luminaire and shall not cast light beyond the property line. 9. The Planning Commission does not approve a building height above 35 feet as shown on sheet A5. Prior to permit, sheet A5 shall be revised to show a maximum building height of 35 feet. 10. The plan shall be revised prior to issuance of a zoning/building permit to show the width of the driveway access connecting the front and back parking lots to be no less than 12 feet. 11. The number of parking spaces required by standard is 118. The applicant proposed 94 spaces which represents a shortfall of 24 spaces, or 20%. Due to the shared parking opportunities offered by the two uses, the Planning Commission approves 94 spaces. 12. Prior to issuance of a zoning/building permit, the owner of the adjoining property to the north (45 Swift Street) shall record in the South Burlington land records an easement allowing the applicant to store snow on 45 Swift Street property along the portion of the applicant's driveway where the driveway abuts the property line of 45 Swift Street. If property owner of 45 Swift Street does not agree to the easement, snow shall be removed from the site. 13. As expressly represented by the applicant, there shall be no overnight parking of trucks on -site which require the engine or other equipment to run continuously. 14. A zoning/building permit shall be obtained within 6 months or this approval is null and void. South Burlingto Planning Commission fZz 2� Date