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Home My WebLink AboutSP-09-30 - Decision - 1720 Shelburne Road#S P-09-30 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING LARK INNS, LLC — 1720 SHELBURNE ROAD SITE PLAN APPLICATION #SP-09-30 FINDINGS OF FACT AND DECISION Lark Inns LLC, hereinafter referred to as the applicant, is seeking site plan review to construct a 1,263 sq. ft. addition to hotel lobby, 1720 Shelburne Road. The Development Review Board held a public hearing on May 5, 2009 and May 19, 2009. Greg Rabideau represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, is seeking site plan review to construct a 1,263 sq. ft. addition to hotel lobby, 1720 Shelburne Road. 2. The application was received on April 3, 2009. 4. The owner of record of the subject property is John Larkin, Inc. 5. The subject property is located in the Commercial 2 Zoning District. 6. The plan submitted is entitled, "Comfort Suites 1720 Shelburne Road South Burlington, Vermont" prepared by Green Mountain Earth Care, dated 3/17/2009. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The proposed project will not have an impact on the transition from structure to site and from structure to structure. The proposed addition will be compatible with the existing structures. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 1 I:\Development Review Boa rd\Findings_Decisions\2009\Larkin\Lark InnS_SP0930_ffd.doc #SP-09-30 Parking is not applicable to the proposed project. The proposal is to expand the existing hotel lobby. Its use is part of the existing hotel complex on site. (c) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. There are no changes to the overall height of the building. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The applicant has not submitted an elevation for the relatively minor addition to the hotel lobby. It is not necessary for this application. (f) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The Board finds that the proposed project relates harmoniously to the area and the existing hotels. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to require any additional access to abutting properties. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. As already stated, pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. I:\Development Review Boa rd\Findings_Decisions\2009\Larkin\Larklnns_SP0930_ffd.doc #SP-09-30 (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). There are no needs to revise the site plan with respect to this criterion. (d) Landscaping and Screening Requirements The applicant is proposing $6,230 in new plantings to correspond to the new construction. This is sufficient. Access/Circulation Access and circulation on the property will remain unchanged through the proposed project. `� DECISION Motion by �/A�Lr �� seconded by 966,i� ��LC to approve Site Plan Application #SP-09-30 of Lark Inns, LLC subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plan shall be revised to reflect the existing handicapped parking spaces. b. The plan shall be revised to show snow storage areas 4. Prior to permit issuance, the applicant shall post a $6,230 landscape bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 5. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the expanded lobby. 7. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. I:\Development Review Boa rd\Findings_Decisions\2009\Larkin\Larklnns_SP0930_ffd.doc #SP-09-30 Mark Behr - o/nay/abstain/not present Matthew Birmingh m - yea/nay/abstain/ of resent John Dinklage nay/abstain/not present Roger Farley - e nay/abstain/not present Eric Knudsen - e nay/abstain/not present Peter Plumeau - /nay/abstain not presen Gayle Quimby - e nay/abstain/not present Motion carried by a vote of -S�- o - v Signed this L2day of 2009, by John Dinklage, Chairman Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRECP 5 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). 4 I:\Development Review Boa rdTind i ngs_Decisions\2009\La rkin\La rkl n ns—SP0930—ffd. SP0930_ffd.doc