HomeMy WebLinkAboutSD-99-43 - Decision - 0007 0005 Aspen Drive#SD-99-43
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Dorset Land Company for final plat and design review for an
amendment to a planned unit development (PUD) consisting of a 21,750 square foot general
office building, 184 unit congregate housing facility, and a 79 unit extended stay hotel.
On the 10`' day of August, 1999, the South Burlington Planning Commission approved the
request of Dorset Land Company to amend a planned unit development (PUD) consisting of a
21,750 square foot general office building, 184 unit congregate housing facility, and a 79 unit
extended stay hotel under Section 24.20 of the South Burlington Zoning Regulations and Section
204 of the South Burlington Subdivision Regulations based on the following findings:
1. This project consists of an amendment to a planned unit development (PUD) consisting of a
21,750 square foot general office building, 184 unit congregate housing facility, and a 79 unit
extended stay hotel. The amendment consists of constructing a 24 unit extended stay hotel
building with an overhead walkway connection to the existing extended stay hotel in place of the
general office building.
2. The owner of record of this property is Dorset Land Company, Inc.
3. This property located at-415 Dorset Street lies within the CD3 & R7 Districts. It is bounded
on the east by Dorset Street, on the north by Aspen Drive, on the south by a GMP substation, and
on the west by the congregate housing portion of the PUD.
4. Access/circulation: Access will be provided by a curb cut on Aspen Drive. Direct pedestrian
access to the new building will be provided by two (2) doors on Aspen Drive.
Circulation on the site is adequate.
5. Coverage/setbacks: CD3 District (adjusted): Building coverage is 25.2% (maximum allowed
is 40%). Overall coverage is 47.1 % (maximum allowed is 90%). Coverage in the R7 zoned
portion of the PUD (congregate housing) will not change.
Setback requirements for the new extended stay hotel building are met.
6. Parking: A total of 122 parking spaces are required for a 103 room extended stay hotel (79
rooms + 24 rooms = 103). There are 123 spaces available for the hotel on lots 1, 2 and 3. The
plans should be revised to correctly indicate that there are 70 spaces available on lot 1, not 71.
The parking management plan for the PUD should be updated and recorded in the land records.
7. Landscaping: Applicant is proposing to plant Sand Cherry, Spirea, Burning Bush, Juniper and
Yew around the building. Two Summit Ash are proposed in front along Dorset Street to match
the trees along Aspen Drive. Fraser Fir and White Pine are proposed to screen the parking lot
And GMP substation. The wetland area south of the new building will be left untouched with the
exception of clearing dead trees and limbs.
8. Sewer: The new hotel building requires approximately 3156 gpd sewer allocation. The
previous office building was allocated 1056 gpd. Therefore, an increased sewer allocation of
2100 gpd is required.
9. Floor Area Ratio (F.A.R.): The F.A.R. for the area of the PUD zoned CD3 (including the
zoning boundary adjustments approved in January, 1997) is 0.63 (maximum allowed by standard
is 0.7).
10. Building height: Applicant is proposing a 45 foot high structure (maximum allowed is 45
feet).
11. Traffic: Applicant should submit a traffic impact assessment in order for the Commission to
adjust the traffic impact fee for the P.U.D.
12. Overhead walkway: The applicant presented their proposal to the City Council to construct
an overhead walkway connection between the two (2) hotel buildings. The walkway connector
will span Aspen Drive, which is a public street, and therefore requires City Council approval. The
Council expressed support for the skywalk and instructed staff to draft a license agreement. The
license agreement will be required prior to construction of the skywalk.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approved the
application of Dorset Land Company, Inc. for final plat review and design review for an
amendment to a planned unit development consisting of a 21,750 square foot general office
building, 184 unit congregate housing facility, and 79 unit extended stay hotel, 401 Dorset Street.
The amendment consists of constructing a 24 unit extended stay hotel building with overhead
skywalk in place of the previously approved general office building as depicted on a five (5) page
set of plans, page one (1) entitled, "Dorset Land Company, Dorset Street, So. Burlington, VT,
Master Site Plan," prepared by Trudell Consulting Engineers, Inc. and dated 11/04/96, last
revised 6/18/99, with the following stipulations:
1) All previous approvals and stipulations which are not superceded by this approval shall remain
in effect.
2) The Planning Commission approves a sewer allocation of 3,396 gpd for the new extended stay
hotel (includes 20% reduction allowed by State). This represents an increase of 2340 gpd over
the total allocation previously approved for the PUD.
3) Prior to recording the final plat plans, the applicant shall update the PUD's parking
management plan and submit it to the Director of Planning & Zoning (hereinafter Director) for
approval. A "Notice of Condition" which references said parking management plan shall be
recorded in the South Burlington land records.
4) The final plat plans shall be revised to show the changes below and shall require approval of the
Director. Four (4) copies of the approved revised plans shall be submitted to the Director prior to
recording:
a) The planning data on sheet SP 1 shall be revised to note the correct number of parking
spaces provided.
b) Sheet SP2 shall be revised to show the correct location of existing street trees along
Aspen Drive.
c) The survey plat for the PUD shall be revised to reflect the change in the Sherry Road
Extension r.o.w.
5) In an effort to mitigate potential adverse traffic impacts resulting from the entire PUD, the
following shall be required:
a) Applicant shall contribute an amount equal to 1.1% of the City's share of constructing a
new northbound on -ramp at Exit 13, not to exceed $2,185. Contribution shall be made
prior to issuance of a zoning permit and may be phased in on a schedule accepted by the
Director. Until such time as the City's share is finalized, applicant's contribution shall be
based on the maximum $2,185 contribution. When the City's share is finalized and it is
determined that the applicant has contributed more than 1.1% of the City's share, the City
shall reimburse the applicant for the overpayment.
b) Applicant shall contribute $5,387 to the Williston Road Area 1 Improvement Fund
based on the P.M. peak hour trip ends estimated to be generated by the project. The
contribution shall be made prior to issuance of a zoning permit and may be phased in on a
schedule accepted by the Director.
c) Applicant shall contribute $7,963 towards the cost of installing and optimizing the
timing of a new traffic signal at the project access/Dorset Street intersection. This
contribution shall be made prior to issuance of a zoning permit and may be phased in on a
schedule accepted by the Director. If the signal is installed prior to issuance of permits,
then the applicant shall pay the remainder owed at time of application for the next phase of
development.
6) The building shall be constructed in accordance with the plans referenced above and as shown
on the elevations (Sheets SK-I and SK-2) prepared by Damian M. Turner, and in accordance with
the details outlined in the applicant's report dated 7/22/99.
7) The applicant shall install evergreen landscaping or attractive fencing along the east and south
sides of the proposed HVAC pad in order to screen the HVAC equipment from Dorset Street, if
determined necessary by the Director.
8) Prior to issuance of a zoning permit for the new extended stay hotel building, the applicant
shall submit details of the building mounted lighting to the Director for approval.
9) Any changes to the plat plans shall require approval by the South Burlington Development
Review Board.
10) The applicant shall obtain a certificate of occupancy/compliance from the Administrative
Officer prior to occupancy of the new hotel.
11) The final plat plans (survey plat and Sheets SP 1 and SP3) shall be recorded in the land records
within 90 days or this approval is null and void. The plan shall be signed by the Planning
Commission Chair or Clerk prior to recording. Prior to recording, the applicant shall submit a
copy of the survey plat in digital format. The specifications of the digital format shall require
approval of the Director.
Chairman or le
South Burlington Planning Commission
Date