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HomeMy WebLinkAboutSP-91-0000 - Decision - 1720 Shelburne RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, revised final plat application of John Larkin to amend a planned commercial development consisting of a 200 room hotel and restaurant by construction of a 250 seat ball- room addition to building three (3), 1720 Shelburne Road. On the 17th of December, 1991 the South Burlington Planning Commission approved the request of John Larkin for site plan review under Section 19.10 of the South Burlington Zoning Regula- tions and revised final plat approval under Section 204 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of the construction of a 250 seat ballroom as the fourth level on building #3 at the Harbor View Hotel, a.k.a. Howard Johnson's at 1720 Shelburne Road. 2. This property is located at 1720 Shelburne Road and is also known as Howard Johnson's. It is located in the Commercial 2 District and is bounded on the north by Harbor Sunset Motel, undeveloped property and a City park/natural area, on the east by Bay Court apartments and Harbor Heights apartments, on the south by Harbor View Road, and on the west by Shelburne Road. 3. Access: Access to this property is via a 34 foot curb cut on Shelburne Road and a 30 foot curb cut on Harbor View Road. No access changes are proposed as part of this development. 4. Coverage/setbacks: Building coverage is 10.2'% (maximum allowed is 30%). Overall coverage is 46.7% (maximum allowed is 70%). The proposed addition will meet the setback requirements since it will be constructed entirely within the footprint of building 43. 5. Parking: Plans approved by the Planning Commission on May 13, 1986 showed a total of 269 parking spaces. The overall site plan submitted shows that a total of 247 spaces were constructed. The discrepancy appears to be attributed to a small parking area to the east of building 4 which was never constructed. On May 23, 1989 the Planning Commission approved the use of 3200 square feet of meeting space. One of the stipulations was that a parking count be conducted six (6) months after occupancy. The Planning Commission would then determine, based on the results of the count, whether 32 additional parking spaces would be con- structed. The parking study was distributed to the Commission prior to the 9/24/91 meeting. The information provided in the parking study indicates that 303 spaces will be required to meet the peak parking period, 6:00 - 7:00 P.M., as follows: Restaurant = 182 spaces Existing meeting space = 50 spaces Proposed ballroom = 71 spaces 303 spaces Since 247 spaces are existing, 56 additional spaces would be required to provide the number of spaces needed as indicated in the parking study. 6. Lighting: No additional lighting proposed. 7. Height: The ballroom addition will bring the height of building #3 to 45 feet. Section 18.112 of the zoning regulations allows the. Planning Commission to allow a structure up to 45 feet if the Planning Commission determines that the increase in height meets the requirements of this section. 8. Sewer: Sewer allocation required for the ballroom addition is 3174 gpd. Since the Bartlett Bay Treatment Plant is at capac- ity, there is no allocation available. This project will be placed on the waiting list. 9. Landscaping: No additional landscaping required. 10. The traffic impact analysis submitted by the applicant indicates that the trip ends generated by the proposed xproject will have an adverse impact on traffic safety and congestion during peak traffic hours, and the level of service at the sig- nalized intersections nearest to the project would not be main- tained at an adequate level ("C") during peak traffic. hours. 11. In order -to avoid such adverse traffic impacts, the applicant proposes to limit the hours of operation of the pro- posed facility to off-peak traffic hours. 12. The applicant has acknowledged that without such a restriction on the hours of operation, the proposed project would not be legally entitled to approval due to the adverse traffic impacts. 13. Traffic generated by the facility after 6:30 P.M. Mondays through Fridays and after 2:00 P.M. on weekends will not unduly affect traffic safety and congestion, or the level of service at the signalized intersections nearest to the project. r DECISION & CONDITIONS Based on the above Findings of Fact the South Burlington Planning Commission approves the revised final plat application of John Larkin to amend a planned commercial development consisting of a 200 room hotel and restaurant by construction of a 250 seat ballroom addition to building three (3) as depicted on a seven (7) page set of plans, page one entitled "Harbor View Ballroom, Howard Johnson's Hotel and Suites, 1720 Shelburne Road, South Burlington, Vermont", prepared by Gregory Rabideau, Architect and dated 9/3/91 with the following stipulations: 1. All stipulations contained in the approval for the lobby/connector addition dated 9/24/91 and previous approvals which are not superseded by this approval shall remain in effect. 2. Sheets #2 and #4 of the engineering drawings shall be revised prior to recording to show the 32 "additional spaces" along the northeastern c-rner of the parking lot which are to be construct- ed as part of this application as indicated on Sheet #1 of the engineering drawings. 3. The plan_�i shall be revised prior to recording to show an additional 24 spaces to be constructed at a future date if deter- mined t�_,) be necessary. The plans shall be approved by the City Planner. The applicant shall submit quarterly parking counts k �.':-F.!1 Iay > d typical peak weelrencl) aft er r ballroom �'`, i itpi�--- constructed. The Planning Commission shall review parking counts in one year to determine if 24 additional spaces shall be con- structed. 4. The .landscaping/planting schedule plan shall be revised prior to recording to show 247 existing spaces as is shown on sheets #1, #2 and #4 of the engineering drawings. 5. The Planning Commission approves a building height of 45 feet for building three (3). It is the Commission's determination that the additional height satisfactorily meets the requirements of section 18.112(b) of the South Burlington Zoning Regulations. Building elevat.i.on:. showing all. four sides of the building in- cluding the preconst.ruction and post construction grades shall be submitted to the City at time of submission of the zoning/build- ing permit application. 6. A sewer allocation of 3174 gpd is granted. Due to the una- vailability of sewer capacity at the Bartlett Bay Treatment Facility at this t.i.me, this croiect shall be placed on a waiting list.. A zoning/building permit will not be issued until such time as there is sufficient sewer capacity available as deter- mined by the City Planner. 7. This approval is subject to the condition that the proposed facility shall not be opened for use prior to 6:30 P.M. Mondays through Fridays or prior to.2:00 P.M. on weekends. Because this restriction in the hours of use is essential to the approval of this project, violation of this condition shall constitute suffi- cient grounds for revocation of the approval of this project, and shall entitle the City of South Burlington to a permanent injunc- tion enjoining any use of the proposed facility. 8. In an effort to monitor compliance with the above condition the applicant shall submit to the City, semi-annual reports which list the following: 1) start and completion times of all ball- room events held during the previous six month period, 2) the number of attendees for each event, and 3) the number of attend- ees for each event which were also hotel guests. 9. As expressly represented by the applicant, the applicant shall become a member of the Shelburne Road TMA. The applicant shall be required to contribute dues once the dues structure has been establish-d by the TMA Board of Directors. 10. The zoning/building permit shall be obtained within 6 months of the time in which sewer capacity is available or this approval is null and void. 11. The revised final plat drawings shall be recorded in the South Burlington land records within 90 days or this approval is null and void. Chairm n or Clerk South Burlington Planning Commission daa�, Ll7,/55/ Date