HomeMy WebLinkAboutSD-91-0000 - Decision - 1720 Shelburne Road (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin to amend a
planned commercial development consisting of a 200 room hotel and
restaurant by constructing a lobby/connector between buildings
three (3) and four (4), 1720 Shelburne Road.
On the 24th of September, 1991 the South Burlington Planning
Commission approved the request of John Larkin for Revised Final
Plat approval under Section 204 of the South Burlington Subdivi-
sion Regulations based on the following findings:
1. This project consists of constructing a 1200 square foot
lobby/connector addition between existing hotel buildings 3 and
4. This addition would be used for lobby and office area. These
two (2) buildings are presently connected with a 320 square foot
pedestrian bridge which would become the second floor of this
addition since the addition will be constructed underneath this
bridge.
2. This property is located at 1720 Shelburne Road and is also
known as Howard Johnson's. It is located in the Commercial 2
District and is bounded on the north by Harbor Sunset Motel,
undeveloped property and a City park/natural area, on the east by
Bay Court apartments and Harbor Heights apartments, on the south
by Harbor View Road, and on the west by Shelburne Road.
3. Access: Access to this property is via a 34 foot curb cut on
Shelburne Road and a 30 foot curb cut on Harbor View Road. No
access changes are proposed as part of this development.
4. Coverage/setbacks: Building coverage is 10.2% (maximum
allowed is 30%). Overall coverage is 46.7% (maximum allowed is
70%) .
The proposed addition will meet the setback requirements.
5. Parking: Plans approved by the Planning Commission on May
13, 1986 showed a total of 269 parking spaces. The overall site
plan submitted shows that a total of 247 spaces were constructed.
The discrepancy appears to be attributed to a small parking area
to the east of building 4 which was never constructed.
On May 23, 1989 the Planning Commission approved the use of 3200
square feet of meeting space. One of the stipulations was that a
parking count be conducted six (6) months after occupancy. The
Planning Commission would then determine, based on the results of
the count, whether 32 additional parking spaces would be con-
structed. The parking analysis was received on August 26, 1991.
6. Landscaping: The landscaping requirements for this project
and the ballroom addition is $2940. When this project was
approved in 1986 the landscaping requirement was $42,000 and
based on information submitted by the applicant $49,000 was
spent. Since the applicant spent $7,000 more than was necessary,
the extra amount spent is more than the minimum required for
these two (2) projects and the site is presently well landscaped.
7. Sewer: No additional employees will result from this addi-
tion so no additional sewer allocation is needed.
8. Lighting: No additional lighting proposed.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Plan-
ning Commission approves the revised final plat application of
John Larkin to amend a planned commercial development consisting
of a 200 room hotel and restaurant by constructing a lobby/con-
nector addition between buildings three (3) and four (4) as
depicted on a five (5) page set of plans, page one entitled
"Overall Site Plan, Harbor Inn", prepared by Krebs and Lansing
Consulting Engineers and dated 8/85, last revised 9/3/91, with
the following stipulations:
1. The title of the landscape plan shall be revised prior to
recording to indicate that the application is for a lobby/connec-
tor addition, not for a ballroom addition.
2. The landscape plan shall be revised prior to permit to show
247 existing parking spaces as is shown on the engineering draw-
ings.
3. Sheet #1 of the engineering drawings shall be revised prior
to recording to indicate that the "32 additional spaces" on the
northeastern corner of the parking lot will be installed if
required by the Planning Commission, not "to be built at ballroom
permit approval".
4. Sheets #2 and #4 shall be revised prior to recording to show
the "32 additional spaces" to be installed if required by the
Planning Commission.
5. The stipulations contained in the 5/23/89 approval and
previous approvals which are not superseded by this approval
shall remain in effect.
6. The applicant shall submit 3 full sets of the revised plans
to the City Planner for approval prior to recording.
7. The revised final plat plans shall be recorded in the South
Burlington land records within 90 days or this approval is null
and void.
X.
Chairman'or Clerk
South Burlington Planning Commission