HomeMy WebLinkAboutSD-99-38 - Decision - 1720 Shelburne Road#SD-99-38
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, final plat application of John Larkin, Inc. to amend a planned unit
development consisting of a 200 room hotel, 60 room hotel, and restaurant, 1720 Shelburne
Road. The amendment consists of adding a three (3) unit residential structure. The 60 room hotel
was approved on 5/25/99. The only issues involved with this project are: coverage, setbacks,
parking, landscaping, sewer and lighting.
On the 29' day of June, 1999, the South Burlington Planning Commission approved the request
of John Larkin, Inc. for revised final plat approval under Section 204 of the South Burlington
Subdivision Regulations based on the following findings:
1. The amendment consists of adding a three (3) unit residential structure. The 60 room hotel
was approved on 5/25/99. The only issues involved with this project are: coverage, setbacks,
parking, landscaping, sewer and lighting.
2. The record owner of this property is John Larkin, Inc.
3. Coverage/setbacks: Building coverage is 10.9% (maximum allowed is 30%). Overall coverage
is 39.0% (maximum allowed is 70%). Front yard coverage is 47.7% (maximum allowed is 30%).
Front yard coverage is an existing situation which will not be made worse by this application.
Setback requirements are met.
4. Parking: The last approval was for 305 spaces which was eight (8) spaces or 12.1% fewer than
required. This proposal would require six (6) additional spaces and no additional spaces are
proposed. This represents a 14 space or 19.4% shortfall.
5. Landscaping_ The minimum landscaping request, based on building costs, is unknown and is
not being met. The previous approval was $5541 short of the request and this application
increases the shortfall since no additional landscaping is proposed.
6. Sewer: The additional sewer allocation requested is 480 gpd (this includes 20% reduction
allowed by State). The applicant will be required to pay the per gallon fee prior to permit
issuance. There is currently no reserve capacity available at the Bartlett Bay Wastewater
Treatment Facility. The approved allocation will be placed on a waiting list until such time as
capacity is available. Staff recommended a condition that a Certificate of Occupancy/Compliance
not be issued until the reserve capacity is available.
7. Lighting: Applicant has not provided details (cut -sheets) regarding exterior lighting for the
multi -family dwelling. The applicant should provide these details for approval by the Director of
Planning & Zoning prior to permit issuance.
8. Dwelling unit size: The minimum dwelling unit size under Section 25.114 of the zoning
regulations is 425 square feet. The two (2) units on the first floor will be 646 square feet in size
and the unit on the upper floor will be 1292 square feet in size.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
final plat application of John Larkin, Inc. to amend a planned unit development consisting of a 200
room hotel, 60 room hotel, and restaurant, 1720 Shelburne Road. The amendment consists of
adding a three (3) unit residential structure, as depicted on a nine (9) page set of plans, page one (1)
entitled, "Landscaping Plan Staybridge Suites 1720 Shelburne Road South Burlington, Vermont,"
prepared by Rabideau Architects, Inc., dated 3/26/98, last revised on 3/29/99, 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 (hereinafter Director). Four (4) copies of the revised plan shall be
submitted to the Director prior to recording.
a) The final plat plan (sheet L-1) shall be revised to show $750 worth of landscaping
around the multi -family dwelling.
b) Sheets L-1, C1, C2 and C3 shall be revised to show the 3 unit building shifted to the
south and a 3 space parking lot.
3. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Planning Commission estimates that the multi -family dwelling will generate 1.86
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 Director prior to installation. Details of any building
mounted lights shall be submitted to the Director for approval prior to permit issuance.
5. Prior to issuance of a zoning permit, the applicant shall post a $750 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 an additional sewer allocation of 480 gpd (includes 20%
reduction allowed by State). The applicant shall pay the per gallon fee prior to permit issuance.
There is currently no sewer allocation available at the Bartlett Bay Wasetwater Treatment Facility.
The allocation granted shall be placed on a waiting list until such time as the allocation is
available. No Certificate of Occupancy/Compliance will be issued and the building can not be
occupied until such time as sewer capacity is available.
7. The building shall be sprinklered.
8. Pursuant to Section 26.256(b) of the zoning regulations, the Planning Commission approves a
total of 321 parking spaces (includes 24 "future" parking spaces) which represents a 22 space or
6.4% shortfall.
9 Any changes to the site plan shall require approval by the South Burlington Planning
Commission.
10. The final plat plans (Sheets L-1, C1 and C2) shall be recorded in the land records within 90
days or this approval is null and void. The plans shall be signed by the Planning Commission
Chair or Clerk prior to recording.
Chairman or Clerk
South Burlington Planning Commission
Date