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HomeMy WebLinkAboutSP-91-0001 - Decision - 1025 Shelburne RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of General Mills Restaurant, Inc. for removal of an existing building and construction of a new 6,014 square foot building for quality restaurant use, 1025 Shelburne Road. On the 8th of January 1991, the South Burlington Planning Commission approved the request of General Mills Restaurant, Inc. for a revised site plan under Section 19.10 of the South Burlington Zoning Regulations based on the following findings: 1. The applicant, General Mills Restaurant, Inc., has decided to raze the existing Bob's Big Boy restaurant building and construct a totally new facility. This new building will be 6,014 square feet or 2,486 square feet smaller in size than the previous 8,500 square foot proposal. 2. The property is zoned Commercial 1 and is bounded on the north and west by undeveloped land, on the east by Shelburne Road and to the south by Champlain Farms convenience store and a cemetery. The Planning Commission approved the original Red Lobster site plan on November 13, 1991. 3. Access/Circulation: The property is presently being served by two (2) accesses, one onto Shelburne Road and one onto the rear of the Champlain Farms property. The curb cut on Shelburne Road is proposed to be reduced in width from 34' to 26'. The curb cut onto the Champlain Farms property is presently 19 feet in width and is proposed to be widened to 20 feet. The access drive to the Champlain Farms property was required by the Planning Commission when it approved the site plan for the then Gulf Oil on March 8, 1976. The Commission also required this connection when it approved the subdivision for this lot and when it approved the site plan for Sambo's Restaurant on October 19, 1976. This connection should continue to be maintained. Section 19.103(a) requires that there be only one driveway per lot. This lot has two (2) driveways, but only one of them directly accesses a public street. This requirement is being met. Circulation of on -site traffic appears to be adequate. Both accesses to the property will be for both ingress and egress and the parking aisles meet the minimum requirements. 4. Landscaping: This project requires $12,500 in landscaping and the applicant will be meeting this requirement. The existing landscaping along the northerly side of the access drive to Champlain Farms will remain as requested by the Planning Commission. In addition, the areas behind the Champlain Farm building and along the southerly property line will not be disturbed and will remain in their natural state. Within the front yard area, 13% will be used for driveways and parking (maximum allowed is 30%). 5. Traffic: This property is located in Traffic Overlay Zone 2. Based on I.T.E., Bob's Big Boy (fast food) presently generates 213 trips during the P.M. peak hour and the Red Lobster will generate 62 trips during the P.M. peak hour. Under the original application, the project would generate 82 trips during the peak hour which represented a 61.5% reduction in the number of trips. 6. Lighting: Parking lot lighting will be placed on 24 foot poles, 3 poles will be placed in each of the 3 planters in the main parking lot west of the building. Each of these poles will have two (2) 400 watt metal halide cut-off luminaries. Two (2) other poles will be installed, one along the access drive and one along the northerly boundary. These poles will have only one (1) light fixture. There will be 12 exterior mounted 100 watt high pressure sodium lights. 7. Seating: The existing restaurant has 168 seats and the proposed restaurant would have a total of 216 seats. The original proposal had 280 seats. 8. Parking: This project requires 93 parking spaces and 122 parking spaces are being provided, 3 of which are handicapped spaces. This is the same number of spaces provided under the original site plan. All parking spaces and aisles meet minimum dimensional requirements. 9. Coverage/setbacks: Building coverage is 7.7% (maximum allowed is 30%). Total lot coverage is 66.2% (maximum allowed is 70%). All setback requirements will be met. 10. Sewer: The current sewer allocation for this property is 8,400 gallons per day. The proposed quality restaurant will require 6,480 gallons per day based on 30 gpd/seat. DECISION & CONDITIONS Based upon the above Findings of Fact, the South Burlington Planning Commission approves the revised site plan application of General Mills Restaurant, Inc. for removal of an existing building and construction of a new 6,014 square foot building for quality restaurant use as depicted on a two (2) page set of plans, page one (1) entitled "Red Lobster, Shelburne Road, South Burlington, Vermont, "prepared by the Scott Companies and dated December 17, 1990 with the following stipulations: 1. The stipulation contained in the 11/13/90 approval and not superseded by this approval shall remain in effect. 2. The applicant shall post a 3-year landscaping bond in an amount equal to the value of the plantings included on the landscaping plan. This value is estimated at $42,960. This bond shall be posted prior to issuance of a zoning permit. 3. This approval is contingent upon a maximum of 216 seats (both restaurant and bar). Any increase in seats will require approval by the Planning Commission. 4. The subject property is located in Traffic Overlay District 2 which allows a maximum peak hour trip end generation of 39 trip ends. The proposed use is expected to generate 62 peak hour trip ends. Section 17.504 of the South Burlington Zoning Regulations allows the Planning Commission to approve a use which exceeds the trip generation limit if it finds that certain factors produce a net benefit for traffic flow in the vicinity of the site. It is the Commission's opinion that the proposed use will generate fewer trip ends than the existing approved "fast-food"use. In addition, the project includes reducing the width of the curb cut on Shelburne Road and lengthening the access drive which will provide more stacking space for exiting vehicles. It is the Commissions's opinion that the above improvements will improve overall access safety and therefore rules that the requirements of Section 17.504 are satisfied. 5. The Planning Commission approves a sewer allocation of 6,480 gpd. 6. All on -site lighting shall be downcast, shielded luminare. 7. The plan shall be revised prior to permit to show the following: a) Sidewalk continuous across the driveway. The sidewalk shall not be ramped. b) Concrete bumpers replacing the proposed curb along the west side of the rear parking lot in order to facilitate sheet drainage. 8. Details of grease and grit trap shall be submitted to the City Engineer for approval prior to permit. 9. The plan shall be revised prior to permit to show a parking layout at the southerly end of the lot which conforms to the existing boundaries of the parking lot. There shall be at least 93 total parking spaces serving the site. Future parking lot expansion shall be shown in dotted lines. A future parking lot expansion, if necessary, shall require approval by the City Planner and City Engineer prior to construction. 10. The Zoning permit shall be obtained within 6 months or this approval is null and void. V '- f, 144a (---- — Chairman or Clerk South Burlington Planning Commission