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Home My WebLink AboutSP-98-0000 - Decision - 1700 Shelburne RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of John Larkin, Inc. to: 1) raze an existing 12 room motel and single family dwelling, and 2) construct a 60,712 square foot four (4) story extended stay hotel with 70 rooms, 1700 Shelburne Road. On the "`h day of October, 1998, the South Burlington Planning Commission approved the request of John Larkin, Inc. for site plan review under Section 26.10 of the South Burlington Zoning Regulations based on the following findings: 1. This project consists of 1) razing an existing 12 room motel and single family dwelling, and 2) constructing a 60,712 square foot four (4) story extended stay hotel with 70 rooms. A 40 room motel was approved on this lot on 12/9/97 which was never constructed. 2. This property located at 1700 Shelburne Road lies within the C2 District. It is bounded on the south by a motel and restaurant, on the west by Shelburne Road, and on the north and east by undeveloped land. 3. Access/circulation: Access will be provided by a 24 foot curb cut on Shelburne Road and one (1) access drive from the adjoining property to the south. The curb cut on Shelburne Road is not located at the same location as is shown on the Shelburne Road reconstruction plans. Access from the adjoining property will involve amending the plat for this property to show the location of the access easement and the recording of a legal document providing for this access. Staff recommended that this motel be served only from the existing curb cut serving What's Your Beef and Howard Johnson's. Circulation on the site is adequate. 4. Coverage/setbacks: Building coverage is 24.1% (maximum allowed is 30%). Overall coverage is 66.1% (maximum allowed is 70%). Front yard coverage is 29.8% (maximum allowed is 30%). Setback requirements are met. 5. Parking: A total of 76 spaces are required and 68 spaces plus four (4) spaces "if needed" are proposed for a total of 72 spaces. This represents a four (4) space or 5.3% shortfall. Also proposed are three (3) handicapped spaces and a bike rack. Staff recommended that the four (4) "if needed" spaces be eliminated altogether. 1 6. Landscaping_ The minimum landscaping requirement, based on building costs, is $16,933 which is not being met. Proposed plantings are $2447 short of the requirement and include Linden, Maple, Ash, Pine, Dogwood, Lilac, Rhododendron, Forsythia and Burning Bush. This shortfall should be made up by planting street trees along the What's Your Beef/Howard Johnson's frontage. 7. Traffic: This property is located in Traffic Overlay Zone 5 which allows this property to generate a maximum of 70.8 vehicle trip ends (vte's) during the P.M. peak hour. ITE estimates that the proposed use will generate 34.9 additional vte's during the P.M. peak hour for a total of 43.4 vte's. The applicant was made aware that road impact fee is approximately $5200. 8. Sewer: The sewer allocation requested is 8064 gpd. The applicant will be required to pay the per gallon fee prior to permit issuance. There is currently no sewer allocation available at the Bartlett Bay Wastewater Treatment Facility. The allocation approved will be placed on a waiting list until such time as it is available. No zoning permit should be issued until such time as sewer capacity is available. 9. Bartlett Brook Watershed Protection Overlay District (BBW): This property is located within the BBW District. Section 23.20 of the zoning regulations requires the applicant to submit information on storm management design to Heindel & Noyes for their evaluation and recommendation. Prior to permit issuance, the plan should be revised to include the consultant's recommendation and approval obtained from the City Engineer. 10. Dumpster: A screened dumpster storage area is provided. The plan should be revised to note the type of screening proposed. This plan will displace the dumpster storage area for the property to the south. Applicant should indicate where these dumpsters will be relocated to. 11. Building_ height: The proposed building will be 4-stories in height and meet the 40 foot height limitation. 12. Lighting: Exterior lighting will consist of the following: — six (6) 100 watt high pressure sodium lamps mounted on 18 foot poles. four (4) building mounted lights of unknown type and wattage. — one (1) 75 watt incandescent light under canopy. Details (cut -sheets) for all exterior lights should be submitted and approved by the Director of Planning & Zoning prior to permit issuance. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the site plan application of John Larkin, Inc. to: 1) raze an existing 12 room motel and single family 2 dwelling, and 2) construct a 60,712 square foot four (4) story extended stay hotel with 70 rooms, 1700 Shelburne Road, as depicted on a seven (7) page set of plans, page one (1) entitled, "Harbor Sunset Motel 1700 Shelburne Road South Burlington, Vermont," prepared by Rabideau Architects, Inc., dated 2/10/97, last revised on 10/7/98, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The plan shall be revised to show the changes below and shall require approval of the Director of Planning & Zoning. Three (3) copies of the approved revised plan shall be submitted to the Director of Planning & Zoning prior to permit issuance. a) The site plan shall be revised to eliminate the access drive on Shelburne Road in order that this hotel be served only from the existing curb cut serving What's Your Beef and Howard Johnson's. b) The site plan shall be revised to note the type of dumpster screening proposed. c) The site plan shall be revised to eliminate the four (4) "if needed" spaces. 3. For the purpose of calculating road impact fees under the South Burlington Impact fee Ordinance, the Planning Commission estimates that the hotel will generate 34.9 additional vehicle trip ends during the P.M. peak hour. 4. All exterior lighting shall consist of downcasting shielded fixtures. Any change to approved lights shall require approval of the Director of Planning & Zoning prior to installation. Prior to permit issuance, the applicant shall provide information to the Director of Planning & Zoning showing that the proposed pole lights and building mounted lights are downcasting shielded fixtures. 5. Prior to issuance of a zoning permit, the applicant shall post a $16,933 landscape bond prior to issuance of a zoning permit. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. The $2447 shortfall in landscaping shall be made up by planting street trees along the What's Your Beef/Howard Johnson's frontage as expressly represented by the applicant. 6. The Planning Commission approves a sewer allocation of 8064 gpd (includes 20% reduction allowed by State). The applicant shall be required to pay the per gallon fee prior to permit issuance. There is currently no sewer allocation available at the Bartlett Bay Wastewater Treatment Facility. The allocation granted shall be placed on a waiting list until such time as the allocation is available. No zoning permit will be issued until such time as sewer capacity is available. 3 a total of 68 spaces which represents an eight (8) space or 10.5% shortfall. It is the Planning Commission's opinion that 68 spaces will adequately serve this facility due to the shared parking with the adjacent What's Your Beef property. 8. The applicant shall submit details of any building mounted lights to the Director of Planning & Zoning for approval prior to permit issuance. 9. Prior to permit issuance, the applicant shall record a revised plat for the adjoining property to the south (1720 Shelburne Road) showing the location of the access easement serving this property (1700 Shelburne Road) and showing the location of the relocated dumpster storage area. The revised plat shall require approval of the Planning Commission. As part of this application, a legal documents shall be recorded that provides for shared parking between 1700 and 1720 Shelburne Road. 10. The building shall be sprinklered and include a knox box. 11. The applicant shall obtain a zoning permit within six (6) months of available sewer capacity pursuant to Section 27.302 of the zoning regulations or this approval is null and void. 12. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the hotel. 13. Any change to the site plan shall require approval by the South Burlington Planning Commission. 14. Prior to issuance of a zoning permit, the applicant shall submit the plans and related information to Heindel & Noyes for evaluation. The detention pond shall be designed in accordance with recommendations from Heindel & Noyes. The detention pond shall be designed to handle a 2-year storm event. Chairman or Clerk South Burlington Planning Commission `Z Cd� Date 4