HomeMy WebLinkAboutSD-98-26 - Decision - 1720 Shelburne Road#SD-98-26
FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin, Inc. to amend a planned unit development
consisting of a 200 room hotel and restaurant, 1720 Shelburne Road. The amendment consists of
constructing a 4-story, 60 room hotel in a separate building.
On the 13`d day of February, 1999, the South Burlington Planning Commission approved the
request of John Larkin, Inc. for preliminary plat approval under Section 203 of the South
Burlington Subdivision regulations based on the following findings:
1. This project consist of amending a previously approved planned unit development for a 200
room hotel and restaurant. The amendment consists of the construction of a 51,232 square foot
4-story 60 room hotel. The sketch plan was reviewed on 6/23/98.
2. This property located at 1720 Shelburne Road lies within the C2 and C.O. Districts and the
Bartlett Brook Watershed Protection Overlay District. It is bounded on the north by a motel,
undeveloped property and a City park/natural area, on the east by multi -family units, on the south
by Harbor View Road, and on the west by Shelburne Road.
3. The property on which this motel is proposed is City owned property which the City has
agreed to swap with the applicant for other lands on Keari Lane. This land swap must be
completed prior to the final plat hearing.
4. Access/circulation: Access is provided by a 34 foot curb cut on Shelburne Road and a 30 foot
curb cut on Harbor View Road. No changes proposed.
Circulation on the site is adequate.
5. Coverage/setbacks: Building coverage is 10.6% (maximum allowed is 30%). Overall coverage
is 37.9% (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.
6. Parking: On 9/27/94 the Planning Commission approved a total of 247 spaces and an
additional 24 spaces to be constructed at a future date if determined to be necessary for the
existing 200 room hotel and restaurant. The parking study reviewed on 7/26/94 showed that the
highest count taken was 207 cars. This is 40 spaces or 16% more than is apparently needed. A
total of 66 additional spaces are required for the new hotel and the landscape plan shows 62
spaces and the engineering plan shows 60 spaces. The final plat plans should all show the same
number of spaces. Two (2) handicapped spaces and a bike rack are provided. The final plat
plats should provide one (1) additional handicapped space the approval for the 70 room hotel at
1700 Shelburne Road contained a stipulation to waive eight (8) spaces due to the shared parking
with the adjacent What's Your Beef property. The What's Your Beef property is the property
currently being developed.
7. Landscaping` The minimum landscaping requirement, based on building costs, is $35,700
which is not being met. Proposed landscaping is $13,834 short of the requirement and includes
Maple, Arborvitae, Ash, Linden, Dogwood, Burning Bush, Oak, Rhododendron, Pine and Lilac.
Applicant sought a credit for the landscaping shortfall. Staff recommended that the landscaping
plan be revised to provide an arborvitae hedge between the easterly most parking spaces and lot
#10.
8. Sewer: The additional sewer allocation requested is 6420 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.
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 final plat submittal, the plan should be revised to include the
consultant's recommendations and approval obtained from the City Engineer.
10. Traffic: A traffic impact study for the project was submitted. The study assumes additional
traffic generation from both this 60 room hotel as well as the recently approved 70 room hotel
located just north of "What's Your Beef." The analysis indicates that this hotel will generate 22
trip ends during the P.M. peak hour. The analysis concludes: l) the project drive and Harbor
View Road will continue to experience long traffic delays during peak periods, 2) Green
Mountain Drive and Allen Road have a modest amount of reserve capacity that can absorb the
increasing project traffic (LOS D), and 3) the Shelburne Road widening project will correct
existing problems.
11. Projected trip generation and existing traffic levels from the property appears to be low. The
analysis assumes only a 65% occupancy rate. The existing project traffic is based on a five day
count in February. February is a very slow month for hotels. Both of the numbers should be
adjusted upward and the analysis re -run.
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12. PUD Report: The applicant submitted a report addressing the PUD criteria under Section
26.151 of the zoning regulations.
13. C.O. District/wetland buffer: There is a 50 foot C.O. District either side of the stream which
runs through this property which is shown on the plans. The only encroachment into this zone is
by stabilizing an existing swale with rip -rap. The Natural Resources Committee reviewed the
plans for this encroachment at their 2/16/99 meeting and had no problems with this proposal.
Staff requested the applicant show delineated wetland boundaries and if none are found to submit
a statement from a wetland expert that no wetlands were found. This information was not
submitted.
14. Building height: The proposed building has a flat roof and a height limit under Section
25.1 13(a) of the zoning regulations of 35 feet from the average preconstruction grade. The
building elevations submitted indicate that the building will exceed the height limit. Building
elevation plans should be revised to show the preconstruction grade on all sides so staff can
determine the exact amount of the height waiver being requested.
15. Lighting: Exterior lighting will include 100 watt metal halide lamps with downcasting
shielded fixtures mounted on 14 foot poles. Final plat plans should show the locations of all pole
lights. Details of any building mounted lights should be included with the final plat submittal.
16. Dumpsters: No dumpsters proposed for the new hotel. The preliminary plat plans should
show the dumpster locations for the existing hotel and restaurant.
17. Other:
the revised final plat should show the r.o.w. to provide access to 1700 Shelburne Road.
plans should show all ground mounted HVAC equipment and electrical transformers
prior to final plat approval, the applicant should provide evidence that an easement exists
over the 1700 Shelburne Road property for the storm water drainage line.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
preliminary plat application of John Larkin, Inc. to amend a planned unit development consisting of a 200
room hotel and restaurant, 1720 Shelburne Road. The amendment consists of constructing a 4-story, 60
room hotel in a separate building, as depicted on a 13 page set of plans, page one (1) entitled "Subdivision
Plan John Larkin at Bartlett Property Shelburne Road - Route 7 South Burlington, Vermont" prepared by
Krebs & Lansing Consulting Engineers, Inc., dated September 8, 1997, 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 plat plans shall be revised prior to final plat submittal as follows:
a) The engineering plans and the landscape plans shall be revised to show the same
parking layout.
b) The final plat plans shall be revised to show one (1) additional handicapped space.
c) The final plat plans shall include the recommendations of Heindel & Noyes in regards
to storm water management.
d) The building elevation plans shall be revised to show the preconstruction grade on all
sides of the building.
e) The final plat plans shall show locations of all pole lights and building mounted lights.
f) The final plat plans shall show the screened dumpster storage area for this property.
g) The final plat plans shall show the r.o.w. to provide access to 1700 Shelburne Road.
h) The final plat plans shall show any ground mounted HVAC equipment and electrical
transformers.
i) The landscape plans shall be revised to show the $2447 worth of street trees to be
planted along this property's frontage on Shelburne Road that was a requirement for
the 1700 Shelburne Road hotel.
j) The landscape plans shall be revised to provide an arborvitae hedge between the
easterly most parking spaces and lot #10.
k) The final plat plans shall be revised to show delineated wetland boundaries. If none
are found, a statement to this effect shall be submitted by a wetland expert.
3. The applicant shall complete the land swap with the City for this property prior to the final plat
hearing.
4. Prior to issuance of a zoning permit, the applicant shall post a $35,700 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.
5. Pursuant to Section 26.105(a) of the zoning regulations, the Planning Commission grants a
landscaping credit of $13,834 for existing trees on the property.
6. The Planning Commission approves a sewer allocation of 6420 gpd (includes 20% reduction
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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 Certificate of Occupancy/Compliance will be issued, and the hotel may not be occupied, until
such time as sewer capacity is available.
7. The traffic impact study shall be revised to assume a higher occupancy rate and higher existing
traffic generation related to the property.
8. 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.
9. Details (cut -sheets) of any building mounted light shall be submitted with the final plat submittal.
10. The final plat submittal shall include evidence that an easement exists over the 1700 Shelburne
Road property for the proposed storm water drainage line.
11. The adequacy of the water supply for fire protection shall be checked with the City Water
Department and the results submitted with the final plat plans.
12. An easement shall be given the City and shown on the plat for all storm water pipes that exist on
the property and which drain City streets. The purpose of the easement will be to allow the City to
maintain these pipes.
13. The final plat application shall be submitted within 12 months.
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Chairman or Clerk
South Burlington Planning Commission
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Date
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