HomeMy WebLinkAboutSP-97-0000 - Decision - 1700 Shelburne RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John P. Larkin, Inc., to: 1)
raze an existing 12 room motel and single family dwelling, and 2)
construct a 29,880 square foot three (3) story motel with 40
rooms, 1700 Shelburne Road.
On the 9"' day of December, 1997, the South Burlington Planning
Commission approved the request of John P. 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 29,880 square
foot three (3) story motel with 40 rooms.
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 27 foot curb
cut on Shelburne Road and two (2) access drives from the
adjoining property to the south. The curb cut on Shelburne Road
is 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 the applicant
consider serving this motel 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 15.8% (maximum
allowed is 30%). Overall coverage is 52.2% (maximum allowed is
70%). Front yard coverage is 23.8% (maximum allowed is 30%).
Setback requirements are met.
5) Parking: A total of 44 spaces are required and 53 spaces
including three (3) handicapped spaces and a bike rack are being
provided.
6) Landscaping: The minimum landscaping requirement, based on
building costs, is $15,080 which is being met. Proposed
plantings include Linden, Maple, Ash, Birch, Pine, Dogwood,
Lilac, Rhododendron, Forsythia and Burning Bush.
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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 16.33 additional vte's during the
P.M. peak hour. The applicant was made aware that road impact fee
is approximately $2200.
8) Sewer: The additional sewer allocation requested is 3360 gpd
(includes 20% reduction allowed by State). The applicant will be
required to pay the per gallon fee prior to permit issuance.
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 recommendations and approval
obtained from the City Engineer.
10) Dumpster: A screened dumpster storage area is provided.
11) Lighting: Proposed exterior lighting will consist of the
following:
- twelve ( 12 ) 75 watt metal halide lamps mounted on 12 foot
poles. Applicant should provide information that indicates
these lights are downcasting and shielded.
The applicant should submit details of any building mounted lights
to the City Planner for approval prior to permit issuance.
12) Other:
— the plans shows that there will be two ( 2 ) free-standing signs
on the 1720 Shelburne Road property. Only one (1) such sign
is permitted per lot.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington
Planning Commission approves the site plan application of John P.
Larkin, Inc., to: 1) raze an existing 12 room motel and single
family dwelling, and 2) construct a 29,880 square foot motel with
40 rooms, 1700 Shelburne Road, as depicted on a plan entitled
"Harbor Sunset Motel 1700 Shelburne Road South Burlington,
Vermont," prepared by Gregory T. Rabideau Architect, dated
2/10/97, last revised 12/1/97, with the following stipulations:
1) All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
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2) The plan shall be revised to show the changes below and shall
require approval of the City Planner. Three (3) copies of the
approved revised plan shall be submitted to the City Planner
prior to permit issuance.
a) The site plan shall be revised to incorporate any
recommendations by Heindel & Noyes regarding storm water
management.
b) The site plan shall be revised to show the locations of
the proposed pole lights.
c) The site plan shall be revised to show the fire hydrant
location.
d) The site plan shall be revised to comply with the South
Burlington Sign Ordinance (i.e., show only one (1) sign per
lot).
e) The plan shall be revised to show the northerly access as
an exit only access. It shall be sufficiently narrow and
angled to prevent use as an entrance.
f) The landscape plan shall be revised to show more clusters
of landscaping.
3) For the purpose of calculating road impact fees under the
South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the motel will generate 16.33 additional vehicle
trip ends during the P.M. peak hour.
4) All exterior lighting shall consists of downcasting shielded
fixtures. Any change to approved lights shall require approval
of the City Planner prior to installation. Prior to permit
issuance, the applicant shall provide information to the City
Planner showing that the proposed pole lights are downcasting
shielded fixtures.
5) Prior to issuance of a zoning permit, the applicant shall post
a $15,080 landscape bond. The bond shall remain in effect for
three (3) years to assure that the landscaping takes root and has
a good chance of surviving.
6) The Planning Commission approves a sewer allocation of 3360
gpd (includes 20% reduction allowed by State). The applicant
shall be required to pay the per gallon fee prior to permit
issuance.
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7) The applicant shall submit details of any building mounted
lights to the City Planner for approval prior to permit issuance.
8) 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). The revised plat shall require
approval of the Planning Commission.
9) The building shall be sprinklered and include a knox box.
10) The applicant shall obtain a zoning permit within six (6)
months pursuant to Section 27.302 of the zoning regulations or
this approval is null and void.
11) The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to the
use of the motel.
12) Any change to the site plan shall require approval by the
South Burlington Planning Commission.
Chairman or'ClerIk
South Burlington Planning Commission
Date
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