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Home My WebLink AboutSD-90-0000 - Decision - 1233 Shelburne Road (3)FINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Lochmore Associates and Alexander Lewis for construction of a 108 room hotel and 18,000 ; rquartk foot office/retail building in conjunction with an exist- ing p:lannod commercial development consisting of office, retail, hair salon and restaurant use, Shelburne Road. On the 25th of September 1990, the South Burlington Planning Commission approved the above referenced Preliminary Plat under Section 203 of the South Burlington Subdivision Regulations based upon the following findings: 1. The project consist of the construction of an 18,000 square foot building for retail/office use and a 108 room hotel on the Lakewood Commons property located on Shelburne Road. This property is in a Commercial 1 District. 2. Access/Circulation: Access to the development is via a 24 foot wide ingress only driveway off Shelburne Road which narrows to 12 feet just before it enters the parking area. The extra width is to provide a parking lane for use of the project direc- tory. The site can also be accessed via 3 other curb cuts on Shelburne Road which primarily serve Al Lewis Motors. A fourth curb cut serving the Lewis Motors property will be closed as part of this project. Along Holmes Road there are two curb cuts which can provide access to this development. The easterly curb cut primarily serves the car dealership while the westerly one pro- vides access to a driveway which directly serves the new develop- ment and fire station. This access is for both ingress and egress. Overall, traffic circulation through the development is adequate. Aisle width meet City standards. 3. Parking: The entire development requires 495 parking spaces by standard. 398 spaces are proposed representing a shortfall of 97 spaces or 19.6%. The parking analysis (Traffic analysis) indicates that 398 spaces will be adequate. The mix of uses results in different peak parking demand periods. 24 parking spaces for the new retail/office building will be located on adjacent property owned by Alexander Lewis. A legal agreement for the use of this parking area shall be recorded. 4. LandscaDina: This project requires $27,500 in landscaping. The developer will be meeting the minimum landscaping require- ment. 5. Lot Consolidation: Three (3) lots and a portion of another lot are to be retained by Alexander Lewis and it is proposed that for zoning and planning purposes these lots be treated as a single lot. 6. R.O.W. to Holmes Road: A new right-of-way is proposed across land owned by Alexander Lewis from Lakewood Commons to Holmes Road. This r.o.w. would be 30 feet wide from the complex to where it intersects with the access to the hotel. The r.o.w. then widens to 40 feet to Holmes Road. The plat does not ade- quately describe this r.o.w. with survey information. 7. Al Lewis Lot: Existing coverage on the Lewis Motor lot is 82%. Proposed coverage, including the new parking lot to be leased, is 82%. 8. Sewer: This project requires a sewer allocation of 17,370 gpd. 9. Traffic: The traffic analysis indicates that the Holmes Road intersection will operate at an acceptable level of service with the addition of northbound and southbound left turn only lanes. The project is located within the City's Shelburne Road Improve- ment Fund Policy. DECISION & CONDITIONS Based upon the above finding of fact, the South Burlington Plan- ning Commission approved the Preliminary Plat application of Lochmore Associates and Alexander Lewis for construction of a 108 room hotel and 18,000 square foot office/retail building in conjunction with an existing planned commercial development consisting of office, retail, hair salon and restaurant use as depicted on a 4 page set of plans, page one entitled, "Lakewood Commons, U.S. Route 7, South Burlington, Vermont, Survey Plat," prepared by Trudell Consulting Engineers, Inc., and dated 8/27/90 subject to the following stipulations: 1. The stipulations contained in the May 10, 1988 approval and not superseded by this approval shall remain in effect. 2. The applicant shall post a $27,500, 3-year landscaping bond prior to permit. 3. A survey plat, signed by a licensed land surveyor, shall be submitted prior -to final plat. The plat shall include appropri- ate survey information and shall show proposed lot configura- tions. The plat shall show the Alexander Lewis property as one lot and the hotel "parcel" merged with the Lakewood Commons property. The plan shall show existing and proposed easements and r.o.w.'s 4. The Commission approves 388 parking spaces for the entire project. This represents a waiver of 107 spaces (20%) required by zoning. It is the Commission's opinion that 388 spaces will be adequate since the peak parking periods for the various uses will occur at different times. 5. The applicant shall construct the proposed improvements to the Route 7/Holmes Road intersection as shown on sheet SP3. These improvements include the addition of exclusive left turn lanes for the northbound and southbound approaches. The appli- cant shall submit prior to permit a letter from VAOT approving the proposed improvments to Route 7. Proposed improvements shall be completed prior to issuance of an occupancy permit. 6. Bonds to cover construction of Route 7 improvements in an amount to be determined by the City Engineer shall be posted prior to issuance of a building permit. 7. A sewer allocation of 17,370 gpd is granted for this project. Due to the unavailability of sewer capacity at the Bartlett Bay Treatment facility at this time, the project will be placed on a waiting list until such time as treatment capacity is available. A zoning permit shall not be issued until such time as sufficient capacity is available as determined by the City Planner. A $2.50 per gallon sewer allocation fee shall be paid prior to permit. 8. The applicant shall contribute prior to permit $3,877 to the Shelburne Road Intersection Improvement fund based on the 151 additional peak hour trip ends to be generated by this project. 9. Legal documents for the proposed r.o.w., parking lease ar- rangement, and easements shall be submitted to the City Attorney for approval prior to permit. 10. This approval includes improvements to the Lewis Motors property as shown on the plans. These include closure of the northern most curb cut, removal of an existing used car building, construction of a parking lot, and addition of green space. 11. Prior to final plat, the applicant's engineer shall verify that the drainage from the project flows in a northerly direc- tion. If it is found that the drainage flows south into the Bartlett Brook watershed, Wagner, Heindel and Noyse, Inc. (WHN) shall review the projects' stormwater drainage and runoff plans. Any recommendations made by WHN and approved by the City Engineer shall be incorporated into the final plat. plans. 12. Engineering details of the proposed stormwater retention system shall be submitted to the City Engineer for approval prior to final plat. 13. In efforts to improve traffic flow along Shelburne Road, the applicant has expressed a willingness to participate in the proposed Route 7 Transportation Management Association (TMA). Prior to Final Plat, the applicant and City shall agree to a fair contribution to be made to the TMA by the applicant. 14. The plan shall be revised prior to final plat to show: a) Additional hydrant behind the hotel in a location to be approved by the Fire Chief. b) Water line looped to connect to Shelburne Road water line serving Farrell property to the north. c) More green space in front of the hotel along the r.o.w. d) A longer portion of the entrance drive on Route 7 reduced to a 12 - 14 foot width. e) A sidewalk extended along the entire length of the Route 7 entrance drive. f) A sidewalk installed along Route 7 in front of the Suzuki building. (Items c-f are as shown on revised sheet SP4 dated 9/25/90) g) Limits of the southbound left turn lane. 15. The Planning Commission approves a height. of 45 feet for the hotel building. It is the Commission's opinion that such a height will relate aesthetically with existing buildings, will not detract from scenic views, and will allow for greater reten- tion of green space. This approval is conditioned on a maximum 3 story building with pitched roof as represented by the applicant. 16. The Final Plat shall be submitted within 12 months or this approval is null and void. Chai an Clerk South Burlington Planning Commission