HomeMy WebLinkAboutSP-90-0000 - 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 construction of a 3,714 square foot addition to a 4,786
square foot building (8,500 square feet total) for restaurant
use, 1025 Shelburne Road.
On the 13th of November 1990, the South Burlington Planning
Commission approved the request of General Mills Restaurant, Inc.
for site plan review under Section 19.10 of the South Burlington
Zoning Regulations based upon the following findings:
1) General Mills, Inc. proposes to construct a 3,714 square foot
addition to the Bob's Big Boy restaurant at 1025 Shelburne Road
and covert it from a fast food restaurant (Bob's Big Boy) to a
quality restaurant (Red Lobster).
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 and a cemetery.
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 9, 1976. The Commission also required
this connection when it approved the subdivision for this lot and
when it approved the site plan for Sambols 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 di-
rectly accesses a public street. This requirements 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) Seating: The existing restaurant has 168 seats and the
proposed restaurant would have a total of 280 seats (255 dining
and 25 lounge) 93 parking spaces are required for the seats and
21 spaces are required for the floor area used by patrons but
having no seats for a total of 114 required spaces. The plan
shows 122 parking spaces, including 3 handicapped spaces. Park-
ing spaces and aisles widths meet the minimum requirements.
5) Coverage/Setbacks: Building coverage is 10.9'% (maximum
allowed is 30%). Total lot coverage will be 69% (maximum allowed
is 70%). All setback requirements will be met.
6) Sewer: The current sewer allocation for this property is
8,400 gallons per day. The proposed quality restaurant requires
30 gpd per seat for a total of 280 seats allowed under the
present sewer allocation.
7) Traffic: This property is located in Traffic Overlay Zone 2.
Based on I.T.E., Bob's Big Boy presently generates 213 trips
during the P.M. peak hour and the Red Lobster will generate 82
trips during the P.M. peak hour. Traffic Overlay Zone 2 allows a
lot of this size (1.79 acres) to generate a maximum of 39 trips
per peak hour. Since the proposed trip generation exceeds the
normal standard, Section 17.50 would apply. Improvements which
will produce a net benefit for traffic flow is the reduction in
size of the curb cut on Shelburne Road and a 61.5% reduction in
the number of P.M. peak trips generated.
8) Landscaping: This project requires $12,500 in landscaping
and the applicant will be meeting this requirement. 22 species
of plant material will be used including juniper, pine, cypress,
arborvitae, hemlock, crabapple, red maple and sugar maple. Due
to the extent of new work proposed, the nature of existing land-
scaping, and requirements of the applicant for extensive improve-
ment of the landscaping, none of the existing plant materials are
scheduled to remain.
There is presently healthy and mature landscaping along the
northerly side of the access drive to the Champlain Farm property
which should not be removed. This landscaping consists of a pin
oak and some large bushes. Maintaining this landscaping would
enhance the appearance of the property.
9) Lighting: Both awning lighting and parking lot lighting will
be downcast.
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DECISION & CONDITIONS
Based upon the above findings of fact the Planning Commission
approves the Site Plan application of General Mills Restaurant,
Inc. for construction of a 3,714 square foot addition to a 4,786
square foot building (8,500 square feet total) for restaurant use
as depicted on a plan entitled, "Red Lobster, Route 7, Shelburne
Road, South Burlington, Vermont", last revised 10/30/90 with the
following stipulations:
1) The applicant shall post a 3-year bond in an amount equal to
the value of the plantings and installation ($50,000) included on
the landscaping plan.
2) This approval is contingent upon a maximum of 280 seats (both
restaurant and bar). Any increase in seats will require approval
by the Planning Commission.
3) The subject property is located in Traffic Overlay District 2
which allows a maximum peak hour trip generation of 39 trip ends.
The proposed use is expected to generate 82 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 less
trips during the peak hour than the existing use and, therefore,
rules that the requirements of Section 17.504 are satisfied.
4) The expanded parking lot shall be graded so that it drains to
the west.
5) Prior to issuance of a building permit, the applicant shall
submit a letter from VAOT approving the driveway modifications on
Route 7.
6) The staff shall identify the existing landscaping that should
be retained and included in the landscaping plan.
7. The zoning permit shall be obtained within 6 months or this
approval is null and void.
Chairma oi-/Clerf,,
South Burlington Planning Commission