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HomeMy WebLinkAboutSP-24-08 - Decision - 0870 Williston Road AAM BURLINGTON HOTEL, LLC — 870 WILLISTON ROAD SITE PLAN APPLICATION #SP-24-08 FINDINGS OF FACT AND DECISION 1 SP-24-08 Findings of Fact and Decision Site plan application #SP-24-08 of AAM Burlington Hotel LLC to amend a previously approved plan for a 309 room hotel and conference center. The amendment consists of removing a wing on the west side of the building containing 58 rooms and adding a four-story wing containing 70 rooms on the south side of the building, 870 Williston Road. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT & CONCLUSIONS OF LAW 1. The applicant, AAM Burlington Hotel LLC, seeks site plan approval to remove a wing containing 58 rooms on the west side of an existing 309 room hotel and conference center and add a four story wing containing 70 rooms on the south side of the building, 870 Williston Road. 2. The owner of record of the subject property is AAM Burlington Hotel LLC. 3. The subject property is located in the City Center Form Based Codes Transect 4 (T4) District. 4. The application was received on May 23, 2024. 5. The submitted materials consists of the following plans and supplemental information. Submission Prepared by Last Revision Date Site Plan Application Derick Read 2/14/2024 Site Plan Narrative Krebs & Lansing Undated Water Ability to Serve South Burlington Water Department 2/14/2024 Adjoiner List Unknown Undated Certificate of Service Krebs & Lansing 5/28/2024 Neighborhood Meeting Minutes AAM 15 6/11/2024 Location Map Krebs & Lansing 2/14/2024 ITE PM Peak Hour Trip Generation Unknown Undated T-4 Building Envelope Standards Checklist and Self-Evaluation Unknown Undated Stormwater Narrative Unknown 7/31/2024 Stormwater Compliance Workbook Unknown Undated Stormwater Worksheets Unknown 2/14/2024 Stormwater HydroCAD Model Krebs & Lansing 9/06/2024 Additional Planting Credits TCE 8/15/2024 Preliminary Wastewater Allocation - Existing Flow True-Up Krebs & Lansing 3/20/2024 Preliminary Wastewater Allocation – Addition Krebs & Lansing 3/20/2024 Landscaping Cost Estimate Wagner Hogson Landscape Architects 9/9/2024 Z100 Architectural Site Diagram Smith Buckley Architects 2/11/2024 Z11 Level 1 and Level 2 Plans Smith Buckley Architects 2/11/2024 Z12 Level 3 and Level 4 Plans Smith Buckley Architects 2/11/2024 2 #SP-24-08 Findings of Fact and Decision Z21 South Elevation Smith Buckley Architects 2/11/2024 Z22 West Elevation Smith Buckley Architects 2/11/2024 Z23 North Elevation Smith Buckley Architects 2/11/2024 Z24 East Elevation Smith Buckley Architects 2/11/2024 Z25 Window Compliance Smith Buckley Architects 2/11/2024 Z26 Exterior Materials Smith Buckley Architects 2/11/2024 Z110 West Site View Smith Buckley Architects 2/11/2024 Z111 South Site View Smith Buckley Architects 2/11/2024 Z112 East Site View Smith Buckley Architects 2/11/2024 Z120 Section at Skybridge Smith Buckley Architects 2/11/2024 A501 3D View 01 Smith Buckley Architects 2/11/2024 A502 3D View 02 Smith Buckley Architects 2/11/2024 A503 3D View 03 Smith Buckley Architects 2/11/2024 A504 3D View 04 Smith Buckley Architects 2/11/2024 A505 3D View 05 Smith Buckley Architects 2/11/2024 CH CH Key Sheet Unknown Undated CE300 Overall Disturbance Plan Krebs & Lansing 8/08/2024 CH100 Overall Site Plan Krebs & Lansing 8/08/2024 CH101 Site and Grading Plan Krebs & Lansing 9/13/2024 CH102 Site Utility Plan Krebs & Lansing 8/08/2024 CH103 Site Plan Gravel Wetland & Multi- Use Path Extension Krebs & Lansing 8/08/2024 CH104 Site Utility Profiles Water-Sewer Krebs & Lansing 8/08/2024 CH200 Existing Conditions Plan Krebs & Lansing 6/07/2024 CH201 Site Demolition Plan Krebs & Lansing 6/07/2024 CH202 Site Demolition Krebs & Lansing 6/07/2024 CH300 EPSC Plan Pre-Construction Krebs & Lansing 8/08/2024 CH301 EPSC Plan Summer 2024 Krebs & Lansing 8/08/2024 CH302 EPSC Plan Winter 2024-2025 Krebs & Lansing 8/08/2024 CH303 EPSC Plan Gravel Wetland & Multi- Use Path Krebs & Lansing 8/08/2024 CH304 Post- Construction Stabilization Plan Krebs & Lansing 8/08/2024 CH400 Civil Details Krebs & Lansing 6/07/2024 CH401 Civil Details Krebs & Lansing 6/07/2024 CH402 Civil Details Krebs & Lansing 6/07/2024 CH403 Civil Details Krebs & Lansing 6/07/2024 CH404 Civil Details Krebs & Lansing 6/07/2024 CH405 Civil Details Krebs & Lansing 6/07/2024 CH406 Civil Details Krebs & Lansing 8/01/2024 CH407 Civil Details Krebs & Lansing 6/04/2024 LH-001 Landscape Plan Wagner Hodgson Landscape Architects 8/15/2024 LH-002 Landscape Details Wagner Hodgson Landscape Architects 6/19/2024 LH-003 Landscaping Lighting Wagner Hodgson Landscape Architects 8/15/2024 3 #SP-24-08 Findings of Fact and Decision LH-004 Open Space Plan Wagner Hodgson Landscape Architects 6/19/2024 LH-005 Existing Vegetation Plan Wagner Hodgson Landscape Architects 6/19/2024 Roof Solar Area Sketch Krebs & Lansing 6/17/2024 Parking Islands Study Wagner Hodgson Landscape Architects 8/7/2024 Previously Permitted Plantings Study Wagner Hodgson Landscape Architects 8/12/2024 Lighting Specifications we-ef Lighting USA, LLC 5/17/2024 6. Process Elements: a. The applicant provided a certificate of service indicating that notice to abutting property owners was provided on May 28, 2024. b. The applicant held a neighborhood meeting on June 11, 2024 at 6:00 pm at 870 Williston Road in the Emerald Room. No members of the public attended. The applicant provided a set of summary notes. c. The Administrative Officer deemed the application complete on September 13, 2024 following issuance of a written statement from the Department of Public Works and Fire Department regarding compliance with the regulations. The applicant submitted final modifications to the application package on August 16, 2024. 7. Review Criteria: CITY CENTER FORM BASED CODES STANDARDS Section 8.03 Land Development and Building Placement A. Land Development. No land development shall be permitted except in full compliance with the applicable Building Envelope Standards (BES) and this Article. See below under Building Envelope Standards. B. Building Placement. All new buildings, and all additions to buildings, except as permitted in a T3 Cottage Court or as permitted under Section 8.11, Nonconformities, shall include at least one building façade located entirely within a Build-to-Zone. For primary facades in the T4, the primary build-to-zone is 0 – 12 ft and the secondary build-to-zone is 0 – 24 ft. For the proposed addition, the primary façade is Williston Road and the secondary façades are the Interstate ramp and the existing driveway serving the hotel from Williston Road, planned to be future public street per the official map. C. Special Requirements, Prohibitions & Exceptions. Not applicable. Section 8.04 Blocks, Streets, and Alleys A. General Standards (1) Purpose… (2) Construction of streets 4 #SP-24-08 Findings of Fact and Decision (a) Where a building is proposed to be located on a lot that is adjacent to a new or extended street, such street shall be constructed by the applicant pursuant to Article 15 and in accordance with the requirements of Article 11, Street Typologies. Though the existing hotel is adjacent to an existing driveway that must be upgraded to be a street per the Official Map, the proposed addition is in an area that is physically separate from the driveway on a large pre-existing lot that has substantial additional infill potential. The Administrative Officer finds that given the physical separation and the building being physically located along Williston Road, no upgrades to the driveway are warranted by this application. (b) Where a building is proposed to be located on a lot that is adjacent to existing street, such street shall be upgraded pursuant to Article 15 and in accordance with requirements of Article 11, Street Typologies. Not applicable (3) Perimeter and Length of Blocks. Not applicable. (4) Frontage Buildout. See below under Building Envelope Standards. (5) Connectivity. All existing or proposed streets shall connect directly at each end to another existing public street, or planned or proposed street listed as a qualifying street type in the applicable BES. Not applicable. (6) Build-to-Zones. See below under Building Envelope Standards. B. Location of blocks and streets. (1) Applicability of block lengths and perimeters. The subject property is located within an exempt area. (2) Public Facilities on the Official Map. Where a planned street or any other planned public feature, facility, or improvement is shown on a parcel or lot on the Official Map, the owner of such parcel or lot shall provide an irrevocable offer of dedication of such planned street or planned public feature, facility for improvement to the City at the time of an application for land development on such parcel or lot. In the event that the applicant proposes a private street, a plan clearly depicting the area of such street shall be recorded in the land records prior to the issuance of any zoning permit. The following additional standards shall apply in either instance: The property involves an existing street on the City’s official map. As discussed above, the current project does not warrant improvements to the street. C. Primary and Secondary Streets. Williston Road is the primary street. The planned public street and the interstate ramp are the secondary streets. D. Primary and Secondary Building Façade determination. For the proposed addition, the primary façade is Williston Road and the secondary façades are the planned public street and Interstate ramp. E. Corner Radii; Clear zones. No changes affecting compliance with this criterion are proposed. F. Alleys. The applicant is proposing a 24-ft wide alley connecting the planned public street to the east parking 5 #SP-24-08 Findings of Fact and Decision area. The applicant has proposed pavers at both crosswalks and a speed table at one of the cross walks on the alley. Section 8.05 Parking A. On Street Parking. Not applicable. B. Off-Street Parking placement. (1) Where all Frontage Buildout requirements have been met, off-street surface parking shall be permitted, but shall be set back a minimum of 25 feet from the closest street line. All Frontage Buildout requirements have not been met. (3) Notwithstanding (1) above, no parking shall be permitted within one hundred and forty feet (140’) of an existing, planned or proposed qualifying street unless the Frontage Buildout requirements for all areas between the street right-of-way and proposed parking have been met, regardless of whether such areas are on one or multiple lots with one or multi ownerships. (a) This figure shall be reduced to sixty-two feet (62’) where the applicant demonstrates that this area has a shared parking agreement that would allow for the development of the area without parking within this sixty-two foot (62’) area. Screening with vegetation or a non-plastic fence or wall of at least three (3) feet in height shall be installed along the street frontage until such time as the area is developed. The Administrative Officer may approve the screening to be at the rear of the area, adjacent to parking, where it presents a better overall landscape treatment for the site. The applicant is proposing 25 parking spaces within 140-ft of Williston Road. The majority of these parking spaces exist today. There are six parking spaces that are newly proposed, four of which are contained within the existing parking area and the remaining three which contain a small portion of expanded parking. The six new parking spaces are proposed for the purpose of compliance with the Americans with Disabilities Act. Given the unique circumstances of the site, the Administrative Officer finds this criterion met. C. Structured Parking Lot Placement. Not applicable. D. Access to Off Street Parking. Off-street parking is accessed via an alley. Section 8.06 Special Standards A. Civic Sites. Not applicable. B. Places of Worship. Not applicable. C. Drive Throughs. Not applicable. D. Service Stations. Not applicable. E. Buffer Strip. Not applicable. F. Required Minimum Stories, Combined Stories. The required minimum number of stories is two. Four stories are proposed. Proposed upper stories contain a floor area of more than 75% of the building footprint and are located directly over the lower stories for each building. Each story is below the maximum height. G. Rooftop Elements and Uses; utilities. (1) Conceal rooftop devices. 6 #SP-24-08 Findings of Fact and Decision Rooftop devices consist of a mechanical shaft and an elevator overrun. The applicant has testified that these features will be clad in or screened by metal panels (solid or louvered as appropriate) in a color to match the façade. The plans also show a rooftop access hatch, which the applicant has testified has been removed and replaced with a ladder on the north façade. The Administrative Officer finds the applicant must modify the architectural plans to remove the originally proposed rooftop access hatch and show the ladder. (2) Flat Roof Designs. The buildings are proposed to have a flat roof, therefore architectural elements such as cornices must be included. The applicant has proposed cornices in compliance with this criterion. The Administrative Officer finds this criterion met. (3) Rooftop Use and structures. The total area of rooftop uses and structures may not exceed 200 sq ft or 20% of the area of the upper-most story of the building, whichever is greater, and the height of rooftop uses and structures may not exceed 14-ft above the maximum height of the building. The upper story is 8,196 sf, therefore the maximum size of rooftop structures is 1,639 sf. The elevator shaft has an area of approximately 1,350 sf and is four feet in height. The mechanical shaft is approximately 38 sf and four feet in height. The Administrative Officer finds this criterion met. (4) Utility features. Utility features, such as generators, gas lines or meters, or electrical meters, shall not be located on any façade parallel to and adjacent to a street and shall be screened from view of any such street. Electric service is from interstate façade. The applicant has testified there will be a meter. The Administrative Officer finds that the meter to be permitted in the proposed location because of the buildings distance from the interstate resulting in it not being adjacent to a street. There is no gas service to the proposed building. H. Alternate Compliance for Entrances in T4. The applicant obtained miscellaneous approval #MS-24-01 for the proposed entrances. The Administrative Officer finds the approved entrances on the primary and secondary facades must be operated in a manner consistent with Operable Entrances as defined in the regulations. I. Accessory Structures Accessory structures exist on the subject property but are not proposed to be modified as part of this project. They are not in close proximity to the proposed addition. Therefore, the Administrative Officer finds this criterion not applicable at this time. Section 8.07 Prohibited Materials No prohibited materials are proposed. Section 8.08 Open Space Requirements Minimum Open Space is calculated as follows: Required Amount: Non-residential 46,721 sf x 6% = 2,803 sf Qualifying open space must be located on site or may be located within 150-feet of the site. Alternatively, qualifying open space may make use of a Large Development Area Civic Space Option. 7 #SP-24-08 Findings of Fact and Decision The applicant has proposed to provide the required open space on site. Type: The applicant has proposed 13,800 sf of pocket park along Williston Road west of the existing site driveway, as shown on Sheet LH-001. The site driveway is planned to eventually be converted to a public street pursuant to the Official Map and discussed above. The applicant is proposing the addition of a fence within the hotel parcel that will delineate the property line and prevent cars from (inadvertently) driving into the Pocket Plaza from the adjacent property’s gravel parking lot, which currently abuts the proposed stone dust seating area. However a pedestrian (4’) gap – no gate – will allow the public to access the Plaza from that parking lot on foot. The Administrative Officer finds that the size and type of Open Space are met in accordance with Section 8.08, and that the proposed open space design complies with the guidelines established in Article 11B – Civic Space and Site Amenities. All products installed in the qualifying open spaces must be of high-quality materials intended to be used for commercial application, pursuant to Article 11B. Section 8.09 Uses Allowed and Changes of Use. The existing portion of the building is a non-conforming structure. The proposed hotel use is permitted for both conforming and non-conforming structures. Section 8.11 Nonconformities D. Extensions / Expansions. The parcel contains a non-conforming structure, though the use is permitted. Nonconforming structures may be continued. The proposed addition conforms to the regulations. F. Open Space The proposed addition to an existing non-conforming building exceeds 5,000 sf, therefore the applicant must identify, on a plan, Qualifiable Civic Space / Site Amenity area(s) for the lot totaling no less than the minimum required percentage of Qualifying Civic Space / Site Amenity listed in Table 8-1 (Civic Space / Site Amenity Requirements), based on the existing uses and buildings on the lot(s). Required Amount: Existing Non-residential 181,700 sf1 x 6% = 10,902 sf The applicant has proposed to provide the required open space in the Pocket Park as part of this application. Therefore the open space requirements for the existing nonconforming building and the proposed building are met (2,803 s.f. + 10,902 s.f. = 13,705 required; 13,800 s.f. Pocket Park provided). Section 8.14 T-4 Building Envelope Standards See attached completed Building Envelope Standards checklist SITE PLAN REVIEW STANDARDS 1 The gross square footage of the existing building is 210,000 s.f. The North Champlain Wing represents 28,230 s.f. of that total, the removal of which will reduce the existing building gross square footage to 181,770 s.f. 8 #SP-24-08 Findings of Fact and Decision Section 14.06 Site Plan Review Standards A. Relationship of Proposed Structures to the Site (1) 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 DRB shall consider the following: (a) Street Frontage. Maintain internally-consistent building setbacks and landscaping along the street. The project meets the required build-to zone requirements. The applicant is proposing a pocket park along the street. (b) Building Placement, Orientation. Maintain or establish a consistent orientation to the street and, where a prevalent pattern exists, shall continue the manner in which the site’s existing building foundations relate to the site’s topography and grade. The project has met the build-to requirements of the BES, thus meeting the planned development pattern for the area. (c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between existing, planned or approved development, and proposed development. The Administrative Officer finds the scale of the building consistent with surrounding context and planned development patterns. (d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability within the area proposed for development. The project improves pedestrian connectivity between Williston Road and the existing building as well as providing pedestrian connectivity to the proposed addition. (e) Solar Gain. Orient their rooflines to maximize solar gain potential, to the extent possible within the context of the overall standards of these regulations. The applicant has demonstrated the solar readiness zone required in 3.19. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. The project proposes to reduce the amount of non-conforming parking. Other comments pertaining to parking location are provided in section 8.05 above. (b) Not applicable (c) Parking area width. Surface parking areas and affiliated drive aisles located to the side of buildings shall not exceed the width of building(s), Civic Spaces, and Site Amenities along any street frontage. This may be calculated separately or cumulatively for corner lots. Parking approved pursuant to 14.07(B)(2)(b) shall be exempt from this subsection. The Administrative Officer finds compliance with this criterion to be improved by the proposed addition. (3) The height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. Building features are addressed above. The Administrative Officer finds this criterion to be met. B. Relationship of Proposed Structures to the Site. 9 #SP-24-08 Findings of Fact and Decision (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) 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. (3) To accomplish (1) and (2), the DRB shall consider: (a) Pattern and Rhythm. Update or maintain or extend the overall pattern of development defined by the planned or existing street grid, block configurations, position and orientation of principal buildings, prevalence of attached or detached building types. The proposed addition conforms to the building location requirements of the zoning district. It also extends the approximate building line of the west side of the existing building. (b) Architectural Features. Respond to recurring or representative architectural features that define neighborhood character, without adhering to a particular architectural style. The proposed addition uses similar materials and colors to the existing hotel, and steps down its height adjacent to the existing building. (c) Privacy. Limit impacts and intrusions to privacy on adjoining properties, including side and back yard areas through context sensitive design. The proposed addition is not adjacent to adjoining occupied properties, nor is there development potential immediately adjoining the proposed addition. The Administrative Officer finds criteria 1 and 2 to be met. Section 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: A. Environmental Protection Standards. All proposed development shall be subject to the applicable requirements of Article 12, Environmental Protection Standards. The project is not proposed to impact any protected natural resources. B. Site Design Features. All proposed development shall comply with standards for the placement of buildings, parking and loading areas, landscaping and screening, open space, stormwater, lighting, and other applicable standards related to site design pursuant to these Land Development Regulations. These standards are contained in Article 13 and are discussed below. C. Access and Circulation. All proposed development shall comply with site access and circulation standards of Section 15.A.14. 15.A.14 pertains largely to road design. This project does not require updates to the existing road network. Relevant provisions of 15.A.14 include the following which are paraphrased from 15.A.14E. E(7) Provide for safe access to abutting properties for motorists, cyclists, and pedestrians, including safe sight distances, access separation distances, and accommodations for high-accident locations. 10 #SP-24-08 Findings of Fact and Decision The project includes minor improvements to the driveway at Williston Road for pedestrians, as well as significant improvements in pedestrian access to the new wing from Williston Road. The Administrative Officer finds this criterion met. D. Transportation Demand Management (TDM) [reserved] E. Building Form. Development within the City Center Form Based Code District, the Urban Design Overlay District, and other districts with supplemental building form standards shall adhere to the standards contained therein. Building features are addressed above. The Administrative Officer finds this criterion to be met. F. Streetscape Improvements. A proposed new construction or extension/expansion of an existing structure exceeding the thresholds listed in either (a) Section 14.09(B) or (b) Section 8.11(D) within the City Center Form Based Code, or Section 3.11(D) in all other zoning districts, shall be required to upgrade adjacent sidewalks, greenbelts, and related street furniture (trees, benches, etc.) to the standards contained within the applicable Street Type and Building Envelope Standard. Nothing in this subsection shall be construed to limit requirements for additional upgrades as necessary to meet the requirements of these Regulations. Williston Road is an arterial. This requires a rec path on one side and a sidewalk on the other, with a 4- bike lane on each side. A 5-ft greenbelt must be provided. Curbing is required. The greenbelt is approximately 4.4 feet wide, and was designed and recently installed by the City of South Burlington. All other characteristics are met. The Administrative Officer finds there to be insufficient nexus to require the applicant to upgrade the greenbelt to 5-ft wide. G. Access to Abutting Properties. 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The property has three street-facing fronts. The fourth side consists of a shared alley accessing a shared parking area. The Administrative Officer finds this criterion met. H. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Standards of Section 15.A.18, Infrastructure, Utilities, and Services, shall also be met. The plan indicates utilities will be underground. The Administrative Officer finds this criterion to be met. I. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, 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). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. The applicant has testified that the hotel addition will rely on the existing hotel’s trash compactor which is located near the northeast corner of the building, hidden from public view. The trash compactor is shown on CH100 and CH200. OTHER 11 #SP-24-08 Findings of Fact and Decision Compliance with Other Standards Comments of the South Burlington Water Department were provided on February 23, 2024. Most of the comments are boilerplate and pertain to construction and ongoing operation. Plan specific and boilerplate comments were shared with the applicant, who updated the plans as applicable. The remaining comments are as follows. Sheet CH401 Details. 1. All water related details must conform to the Champlain Water District Specifications and Detail for the Installation of Water Lines and Appurtenances. Sheet CH104- Site Utility Profiles, Water and Sewer. 1. There is an existing abandoned water main on the north side of Williston Road, parallel with the edge of road, that may be uncapped. This information is provided to inform the developer/engineer/contractor during any work planned along Williston Road including where the new pavers are proposed. 2. The proposed 10”x8” tapping sleeve shall comply with the CWD Specifications. 3. All the proposed work is being connected to existing, aged private water infrastructure. Condition assessments of the infrastructure where it becomes exposed should be performed to aid the engineer and owner in determining life expectancy and conditions prior to project completion. General Comments 1. The project shall be constructed, completed, maintained, and operated in accordance with the approved plans. No changes shall be made in the project without the written approval of the appropriate CWD Division. 2. When a pipe material is specifically noted on the approved project drawings, the contractor/developer shall not have the option of utilizing any other pipe material. 3. All Ductile Iron pipe, hydrant barrel, and fittings for new water lines and appurtenances shall be installed with V-Bio Enhanced Polyethylene Pipe encasement. See CWD Specifications for details. 4. Ductile iron pipe shall comply with AWWA C151/ANSI A21.51. Ductile iron pipe shall be minimum thickness class 52. PVC water pipe shall comply with AWWA C900 with minimum Pressure Class 235, DR18 5. Four-inch (4”) and six-inch (6”) DI pipe shall have no less than two (2) bronze wedges installed at each joint. Eight-inch (8”) and larger DI pipe shall have no less than three (3) bronze wedges installed at each pipe joint. 6. Anchor tees (aka: Hydrant tees and Swivel tees) shall be Class 350 ductile iron, cement lined, to AWWA/ANSI C110/A21.10, C111/A21.11, and C104/A21.4. In lieu of Anchor tees, conforming Mechanical Joint tees may be used if a Foster Adaptor is used to secure the valve directly to the branch of the tee. 7. Mechanical joint restraints shall be either EBAA Iron MegaLug, Ford Uniflange Series 1400, Romac RomaGrip, or approved equal. 8. Gate valves shall be Mueller, Kennedy, AFC, M&H or approved equal on water distribution mains and Mueller, AFC, or approved equal on CWD Transmission mains. 9. Gate valve boxes located in roadways or sidewalks shall have one non-adjustable paving riser of a height ranging from two-inches (2”) to four-inches (4”) as need to be brought to final pavement grade. 12 #SP-24-08 Findings of Fact and Decision 10. V-Bio polyethylene encasement is required for all ferrous material installations underground. This includes fittings for PVC and HDPE pipe. 11. Cor-Blue T-bolts and nuts are required for underground installations. 12. Tracer wire and termination box specifications are required for all plastic pipe. 13. The SBWD shall be notified in advance to inspect all mechanical joint fittings, main line taps, appurtenances, thrust blocks, and water line crossings prior to occurrence of back filling. 14. Stainless steel tapping sleeves shall be TPS Triple Tap or approved equal. Tapping valves shall only be performed by CWD approved contractors. 15. Fire Hydrants shall be Kennedy K-81 D or Waterous Pacer and shall conform to AWWA C502. Note: Waterous Pacer hydrants shall be installed with a Boston Operating Nut. 16. 4” Storz pumper nozzle connections are required on hydrants. Spring loaded hydrant flags and Storz connections shall be installed before new lines are turned on by the Department. 17. Concrete thrust blocks shall be installed on caps, tees, hydrants and bends of 22.5 degrees and greater. Thrust blocks shall be used in conjunction with “Mega-Lug” restraining glands or approved equal. Poured in place thrust blocks shall be neatly formed with wooden side forms against undisturbed soil. 18. CWD continues to allow for “approved equal” products but they shall be reviewed by the appropriate CWD Division. 19. There is a significant amount of Asbestos Cement (AC) water pipe within the CWD owned and managed water systems. There are a number of regulations that affect work involving AC pipe. The Professional Engineer and Contractor shall be responsible for adhering to the “Vermont Regulations for Asbestos Control” for removal and disposal of AC pipe. Costs associated with any and all labor and materials to properly handle and dispose of existing AC pipe is the responsibility of the Contractor. 20. No water lines shall be installed after November 15 or before April 1 without prior approval of the appropriate CWD Division. The appropriate CWD Division may restrict work before November 15 and after April 1 during adverse weather conditions. CWD does not allow excavating water mains or service lines during the winter months except by special permission. 21. The applicant or project engineer shall be responsible for the submittal of test results to the appropriate CWD Division. Submittal of all test results shall be required prior to the water main being placed into service. 22. Record drawings, prepared by a VT licensed Professional Engineer shall be provided to the appropriate CWD Division in pdf. and Auto-CAD format. Drawings shall include ties to all gate valves and curb stops to sub-meter accuracy. It is the responsibility of the contractor to be familiar with the CWD Specifications beyond what is included in this information. The Champlain Water District Specifications and Detail for the Installation of Water Lines and Appurtenances information can be found at www.champlainwater.org The Administrative Officer finds the applicant must comply with the construction and ongoing comments of the South Burlington Water Department as a condition of approval. 3.18 Residential and Commercial Building Energy Standards Commercial buildings, as defined by 30 V.S.A. section 53(a), that are principal buildings, shall comply with the Commercial Building Energy Standards Stretch Code Guideline, as prepared and revised by the Vermont Public Service Department. 13 #SP-24-08 Findings of Fact and Decision (1) New commercial buildings subject to this Section for which a complete application is submitted following the date these Regulations become effective, shall be required to meet the standards of Appendix CA: – Solar-Ready Zone of the Commercial Building Energy Standards as prepared and revised by the Vermont Public Service Department. The applicant has provided a solar ready zone as required by Appendix CA. The Administrative Officer finds the applicant must record the CBES certificate in the land records prior to issuance of a certificate of occupancy. 3.19 On-Site Solar Photovoltaic Systems B. Applicability and Standard. This section shall apply to the receipt of a zoning permit for the construction and subsequent alteration of any building that, beginning May 11, 2023 is required by these regulations and/or the CBES, as amended from time to time, to establish a “solar-ready zone”. For any such building required to establish a solar-ready zone, there shall be installed a solar photovoltaic (“Solar PV”) system designed to maximize the use of the area of the Solar-Ready Zone employing typical Solar PV panel configurations… The applicant must provide a drawing demonstrating they the Solar PV system is designed to maximize the use of the area of the Solar-Ready Zone employing typical Solar PV panel configurations prior to issuance of a zoning permit. 13.02 Off Street Parking and Loading G. Design requirements for Parking Spaces, Parking Aisles, Lighting and Landscaping (1) Design requirements for off-street parking and loading are provided in Table 13-2 and Figure 13-1, Section 13.04, Landscaping, Screening, and Street Trees, and Section 13.07, Exterior Lighting. All paved parking spaces shall be striped or otherwise physically delimited. The parking spaces meet dimensional standards. Parking lot landscaping is further discussed under 13.04 below. (2) The location of parking areas and loading docks shall prevent conflicts with entering and existing traffic onto a public street and prevent conflicts between vehicles and pedestrians. The distance between access points and parking areas shall be adequate to minimize blockage and prevent back-ups onto the public street. The Administrative Officer finds this criterion met. (3) Provision shall be made for access by police, fire and emergency vehicles. The Fire Marshal reviewed the plans on February 22, 2024 and did not have any comments pertaining to layout of the parking area. (4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation shall be separated from motor vehicle circulation. Safe and convenient pedestrian circulation, including appropriate sidewalks, shall be provided on the site and its approaches. The pedestrian circulation on site shall be designed to minimize adverse effects of vehicular traffic on sidewalks and recreation paths. The Administrative Officer finds this criterion met. (5) Bicycle parking or storage facility. See Section 13.03 14 #SP-24-08 Findings of Fact and Decision (6) Stormwater management strategies that facilitate infiltration including but not limited to recessed planting islands, bioretention facilities, and pervious parking spaces are encouraged in the design of any off-street parking or loading area. The applicant has included two gravel wetlands, one proximate to the parking area and one north of the existing building. 13.03 Bicycle Parking and Storage. The short-term bicycle parking requirement is 46 spaces based on 228,712 sf commercial space at 1 space per 5,000 sf. Since this is not the first site plan application since adoption of the current bicycle parking standards, all of the bicycle parking spaces are required. The applicant has provided 26 short term bicycle parking spaces dispersed around the building entrances and the existing bus stop. The long-term bicycle parking requirement is 5 spaces based on 50% of the short term bicycle parking requirement for the new building at 47,012 sf. The applicant has provided six long-term bicycle parking spaces near the main entrance to the hotel in outdoor bike lockers. 13.04 Landscaping, Screening & Street Trees The City Arborist reviewed the provided landscaping plans on 2/29/2024 and provided comments. The applicant provided responses and on 7/23/2024, the City Arborist indicated their comments had been addressed. B. Except for parking spaces accessory to a one-family or two-family dwelling, all off-street parking areas subject to review by the Development Review Board, shall be curbed and landscaped with appropriate trees, shrubs, and other plants including ground covers, as approved by the Development Review Board. Sections of recessed curb are permitted if their purpose is to allow stormwater runoff from the adjacent parking area to reach stormwater collection, treatment and management infrastructure. The Development Review Board shall consider the adequacy of the proposed landscaping to assure the establishment of a safe, convenient, and attractive parking area and the privacy and comfort of abutting properties. (1) All off-street parking areas shall be landscaped around the perimeter of the lot with trees, shrubs and other plants. Perimeter planting shall be set back from the curb sufficiently to allow for snow storage. The purpose of perimeter planting shall be to mitigate the view of the parking lot from the public way and from adjacent uses and properties, and to provide shade and canopy for the parking lot. In some situations it may be necessary both for surveillance purposes and for the perception of safety to install the size and type of plants that leave visual access between the parking lot to the public way or other pedestrian areas. The existing parking to be retained along the southern (primary) and western (secondary) facades is proposed to be screened. The applicant is proposing to remove some parking along the eastern portion of the property for the purpose of expanding a gravel wetland stormwater treatment system. There is no screening provided along the eastern parking area, which is located between five and 12 feet above the adjoining interstate highway ramp. The Administrative Officer finds no additional screening for mitigating the view of the parking lot from the public way is necessary for the parking proposed to be modified on the eastern side of the property. Canopy and shading are discussed as follows. (2) In all parking areas containing twenty-eight (28) or more contiguous parking spaces and/or in parking lots with more than a single circulation lane, at least ten percent (10%) of the interior of the parking lot shall be landscaped islands planted with trees, shrubs and other plants. Such requirement shall not apply to structured parking or below-ground parking. The project is impacting parking in four general areas. 15 #SP-24-08 Findings of Fact and Decision • Along Williston Road: This parking area is proposed to contain 30 parking spaces. This criterion is met for this parking area. • Along the south side of the proposed addition: The applicant is removing parking in this area. There will be 12 parking spaces remaining. This criterion is not applicable. • Along the interstate side of the existing hotel: This area contains more than 28 parking spaces but the applicant is proposing to remove parking. The Administrative Officer finds this criterion not applicable. • In the location of the existing wing to be removed: 26 parking spaces are proposed to be added to an existing non-complying parking area that is well over 28 spaces. The applicant has provided an exhibit showing that in the area west of the existing building, including this new parking area, this criterion is met. (3) All interior and perimeter planting shall be protected by curbing unless specifically designed as a collection and treatment area for management of stormwater runoff as per 13.04(B)(5)(c) below. Interior planted islands shall have a minimum dimension of six (6) feet on any one side, and shall have a minimum square footage of sixty (60) square feet. Large islands are encouraged. The parking lot is proposed to be curbed. Planted islands are proposed to be more than 6-ft. The Administrative Officer finds this criterion met. (4) Landscaping Requirements (a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers. All planting shall be species hardy for the region and, if located in areas receiving road runoff or salt spray, shall be salt-tolerant. The Administrative Officer finds this criterion met. (b) At least one (1) major deciduous shade tree shall be provided within or near the perimeter of each parking area, for every five (5) parking spaces. The trees shall be placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall be placed a minimum of thirty (30) feet apart. Along Williston Road: This criterion is met using a combination of existing and proposed trees. Along the south side of the proposed addition: This criterion is not applicable because parking spaces are only proposed to be removed. Along the interstate side of the existing hotel: This criterion is not applicable because parking spaces are only proposed to be removed. In the location of the existing wing to be removed: This criterion is met with proposed plantings. (c) Trees shall have a caliper equal to or greater than two and one-half (2 ½) inches when measured on the tree stem, six (6) inches above the root ball. Trees proposed as parking lot shade trees meet this criterion. (d) Where more than ten (10) trees are installed, a mix of species is encouraged; the species should be grouped or located in a manner that reinforces the design and layout of the parking lot and the site. The Administrative Officer finds this criterion met. 16 #SP-24-08 Findings of Fact and Decision (e) Within the City Center FBC District, landscaping required within this section shall not count towards meeting minimum landscape budget requirements as detailed in Section 13.04(G). The applicant has removed the shade trees in the location of the existing wing to be removed and the new shade trees along Williston Road from the provided landscaping budget (7) Snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface waters. Snow storage areas have been provided. C. Screening or buffering. The Development Review Board will require landscaping, fencing, land shaping and/or screening along property boundaries (lot lines) whenever it determines that a) two adjacent sites are dissimilar and should be screened or buffered from each other, or b) a property’s appearance should be improved, which property is covered excessively with pavement or structures or is otherwise insufficiently landscaped, or c) a commercial, industrial, and multi- family use abuts a residential district or institutional use, or (d) a parking or loading area is adjacent to or visible from a public street. This is a commercial use abutting a proposed multifamily residential use. The Administrative Officer finds compliance with this criterion improved to the extent necessary for the scope of this project. D. Front Yards of Non-Residential and Multi-Family Uses. In the case of non-residential and multi-family uses, the required front yard and/or the frontage along designated arterial and collector streets (see Article 3, Section 3.06 for this list) shall be suitably landscaped and maintained in good appearance. Landscape elements that reduce stormwater runoff and promote stormwater infiltration are encouraged. The Development Review Board shall require the applicant to meet the provisions of sections 13.04(F) and (G). The applicant is proposing shrubs and groundcover along the fronts of the building between the building and Williston Road, an arterial. G(3) Landscaping Budget Requirements. The Development Review Board shall require minimum planting costs for all site plans, as shown in Table 13-4 below. In evaluating landscaping requirements, some credit may be granted for existing trees or for site improvements other than tree planting as long as the objectives of this section are not reduced. The costs below are cumulative; for example, a landscaping budget shall be required to show a planned expenditure of three percent of the first $250,000 in construction or improvement cost plus two percent of the next $250,000 in construction or improvement cost, plus one percent of the remaining cost over $500,000. The landscaping budget shall be prepared by a landscape architect or professional landscape designer. In this application, the applicant is estimating the building cost to be $14,896,545. Required minimum landscaping is calculated as follows. Total Building Construction or Improvement Cost % of Total Construction/ Improvement Cost Minimum Required $14,896,545 Building cost Up to $250,000 3% $7,500 Next $250,000 2% $5,000 Remainder over $500,000 ($22,500,000) 1% $143,965.45 17 #SP-24-08 Findings of Fact and Decision Total: $156,465.45 The applicant has provided a landscaping budget. Within the T4, up to 80% of the required minimum landscaping value may be applied towards commissioned sculptures, fountains, ornamental planters, ornamental or commissioned benches, and ornamental or commissioned bicycle racks as part of a cohesive landscaping plan for the site that provides adequate planting of trees and shrubs appropriate to the site. The required landscape value and the applicant’s proposed landscaping is summarized in the following tables. Required Value Proposed Expenditure, Total On-Site Landscaping $156,465.45 $265,108 Min 20% in trees, shrubs and non-bulb perennial vegetation $31,293.09 min $199,385 Max 80% in other amenities $125,172.36 $65,723 The applicant has indicated non-vegetative value consists of paver cost incremental over standard concrete, benches and picnic tables, and free-standing seating walls. The Administrative Officer finds the applicant must provide a landscaping surety in the amount required in 17.15(B)(2)(b) to cover the proposed $199,385 in plantings. I. Landscape Maintenance. Maintenance and responsibility. All planting shown on an approved site plan shall be maintained by the property owner in a vigorous growing condition throughout the duration of the use. Plants not so maintained shall be replaced with new plants at the beginning of the next immediately following growing season. Trees with a caliper of less than 5” may be replaced on an inch-by-inch basis with trees of the same genus of at least 2” caliper each. No permit shall be required for such replacements provided they conform to the approved site plan. Replacement of trees with a caliper of greater than 5” shall require an amendment to the site plan. The applicant has performed an analysis to determine what previously approved landscaping remains on the site and which has been improperly removed by comparing the existing site conditions against the most recently approved landscaping plans. In this case, the most recently approved landscaping plan consists of that dated 5/18/1989, entitled Sheraton Inn and Conference Center Planting Plan, prepared by T. J. Boyle and Associates. The applicant has testified that the previously approved landscaping that is no longer present on the site has a value of $130,176 (current value of missing plants), and that there are $26,100 in additional plantings on the site that were never required. The administrative officer finds that the $26,100 may be applied towards the missing plans, therefore the applicant must provide an additional $104,076 in landscaping value beyond the required minimum of $156,465.45 in order to become compliant with this criterion. The applicant has proposed $108,642.55 in landscaping value beyond the required minimum, therefore the Administrative Officer finds this criterion met. 13.05 Stormwater Management The City Stormwater section provided two sets of comments on the plans, both of which were addressed to the satisfaction of the City Stormwater Section by the applicant as confirmed on 9/16/2024. 18 #SP-24-08 Findings of Fact and Decision The Administrative Officer finds that the applicant must complete stormwater improvements on the adjoining site to the north, reviewed under separate site plan application, prior to issuance of a certificate of occupancy for this project. 13.07 Exterior Lighting Lighting requirements are summarized as follows. (1) Fixtures must be downcast and shielded (2) Illumination must be evenly distributed (3) Fixtures must be placed to minimize lighting from becoming a nuisance (4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural material, with a decorative surface or finish (5) Poles & building mounted fixtures may be no higher than 30-ft (6) Poles must be located in safe locations Specific requirements for maximum illumination levels are included in Appendix A and are limited to 3 foot candles average at ground level and 0.3 footcandles at the property line. The applicant has provided a lighting plan and photometric drawing. The spillover illumination levels from the parking lot fixture nearest the Williston Road site entry exceed 1.0. The Administrative Officer finds the applicant must remove this fixture and update the plans and photometric drawings accordingly. The Administrative Officer finds that all remaining on-site lighting must comply with the requirements of 13.07, including the requirement that all light sources be shielded or positioned so as to prevent glare from becoming a hazard or a nuisance, or having a negative impact on site users, adjacent properties, or the traveling public. Excessive spillover of light to nearby properties shall be avoided. Glare shall be minimized to drivers on adjacent streets. Vehicle Trip Generation Based on Land Use Code Hotel (310), the applicant has calculated there are 190 existing trips and 197 proposed trips. The project is located in the traffic overlay district zone 1A. For the subject 12.27 acre property, the maximum allowable trip generation without mitigation is 200 trips. Therefore the requirements of the traffic overlay district are met. The Administrative Officer finds the applicant must pay traffic impact fees for the additional seven trips prior to issuance of zoning permit. E911 Address The proposed addition must be assigned its own e911 address for fire safety purposes. The applicant must obtain an address for the proposed addition prior to issuance of a zoning permit for the addition. BUILDING ENVELOPE STANDARDS See following pages 19 #SP-24-08 Findings of Fact and Decision Primary Building Façade Requirements Secondary Building Façade Requirements Applicant Self- Evaluation, 870 Williston Road Criteria Satisfied, 870 Williston Road (B) Lot Standards (1)Lot Dimensions (a)Lot size (b)Lot Width (2)Lot Occupation (a)Percentage of Lot Coverage (b)Units per acre (C) Building Standards (1) Building Types (a)All Types (2)Building Stories (a)Principal Yes (b)Accessory N/A (3)Floor-to-Floor Height (a)First story Yes (b)Upper Stories Yes (4)Build-to-Zone (a)Primary Build-to-Zone (note 3)0' Min., 12' Max.0' Min., 18' Max. (b)Secondary Build-to-Zone (note 3)0' Min., 24' Max.0'. Min., 36' Max. (5)Frontage (a)Frontage Buildout, Primary Streets (note 3)70% Min.70% Min. (Note 1)Exempt under 8.11 as Tier 1 redevelopment (b)Frontage Buildout, Secondary Streets (note 3) 70% Min. within 80' of Primary Street, 50% Min. elsewhere 70% Min. within 80' of Primary Street, 50% Min. elsewhere (Note 1) (b)Percentage of Frontage Buildout within the Primary Build-to-Zone (note 3) 75% Min.100% Max. 100%95%, Yes (c )Percentage of Frontage Buildout within the Secondary Build-to-Zone (note 3) 0% Min., 25% Max.100% Max. (6)Entrances (a)Average frequency of Public Entrances, non-residential first story use (note 3) 36' Max.54' Max. 36’ Primary / 40’ Secondary MS-24-01 approved under 8.06H (b)Maximum distance between Public Entrances, non-residential first story (note 3) use 46' Max.72' Max. 35’ Primary / 64’ Secondary MS-24-01 approved under 8.06H (c )Average Frequency of Operable Entrances, residential first story use (note 3) 36' Max.54' Max. n/a n/a (d)Maximum distance between Operable Entrances, residential first story (note 3) 46' Max.72' Max. n/a n/a 1 Max. 24' Max. 14' Max None Permitted 2 Min., 5 Max. None None None T-4 BES (South Burlington Land Development Regulations, 8.13), Mixed Use Building 20 #SP-24-08 Findings of Fact and Decision Primary Building Façade Requirements Secondary Building Façade Requirements Applicant Self- Evaluation, 870 Williston Road Criteria Satisfied, 870 Williston Road (7)Glazing (a)First Story Min. 40% of the Width of the Building, and Min. 7.5' in Height for non-residential and 6' in height with min. window head height of 7.5' for residential Min. 20% of the Width of the Building, and Min 7.5' in Height for non-residential and 6' in height with min. head height of 7.5' for residential Project Complies Yes (b)First Story, percent of glazing required to be transparent 75% Min.75% Min. 100%Yes (c )Upper Stories okay See Note 2 (d)Ground story residential privacy n/a N/A (8)Building Breaks (see building breaks figure) (a)Building Horizontal Façade Min. 3 every 80'Min. 3 every 80' Project Complies 4 required, 8 provided (b)Single Span of Horizontal Facade Without a Break 48' Max.48' Max. Project Complies <35', Yes (9)Supplemental Building Standards (a)Awnings, Stoops, Vestibules okay (D) Block and Street Standards (1)Blocks (see section 8.04) (a)Perimeter (see note 3) (b)Length (see note 3) (2)Street & Connection Types (see article 11) (a)Neighborhood Street Narrow (b )Neighborhood Street (c)Private commercial way (d)Support Street (e)Commercial Street (f)Avenue (g)Commercial Boulevard (h)Destination Street (i)Market Street and Garden Street (j)Path (k)Pedestrian Pass (l)Alley (m) All other street types (4)Curb Cuts (not including street intersections) (a)On Market Street Not applicable (b) On Garden Street Not applicable (b)All other streets Not applicable Permitted, Qualifies as a Street Permitted, Qualifies as a Street 300' Min., 700' Max. See Note 2 Ground story facades facing a street or public park shall be designed to provide privacy to the interior of the units through either establishing a window sill height of at least 36" above the adjacent sidewalk or a conbination of landscaping and hardscaping to create the same effect. Encouraged 2,800' Max. Permitted Connection, Not a Street Permitted, Qualifies as a Street Permitted, Qualifies as a Street Permitted, Qualifies as a Street Permitted, Qualifies as a Street Permitted, Qualifies as a Street Permitted, Qualifies as a Street Permitted Connection, Not a Street Permitted Connection, Not a Street Prohibited 400' Min. distance between curb cuts 400' Min. distance between curb cuts 100' Min. distance between curb cuts Not applicable Not applicable T-4 BES (South Burlington Land Development Regulations, 8.13), Mixed Use Building Permitted, Qualifies as a Street 21 #SP-24-08 Findings of Fact and Decision Primary Building Façade Requirements Secondary Building Façade Requirements Applicant Self- Evaluation, 870 Williston Road Criteria Satisfied, 870 Williston Road (E ) Parking Standards (1)Parking Amount Requirements (a)Per Residential Unit Not applicable (2) Location & Screening (a)Yes, see decision (b)See decision (c )Yes (d) Yes (e )Not applicable (f) Yes (3) Off-Site Parking Not applicable Yes (F) Supplemental District Standards (1)Where a T-4 Lot abuts the R4 or R7 Zoning District, the following standards shall apply: (a) A buffer strip shall be required (see section 8.06E) (b) (c ) (d) (e) (f) (2) (a) (b) (c) (d) (e)Such building shall comply with all other provisions of these Regulations. (3) (a) (b) N/A N/A No new single-sotry building shall be permitted within one thousand (1,000) linear feet in any direction from any existing single-story building approved under Such building shall be a minimum of 24' in height and shall have the appearance of two or more stories; Such building shall have entries at a frequency of every 50' or less and shall have a maximum distance between entries of 60'; and, Small Single Story Principal Buildings. New small single-story principal buildings shall be permitted subject to the following requirements: Such building shall have a maximum footprint of 3,500 square feet; and, Such building shall comply with all other provisions of these Regulations. N/A New construction resulting in additional non-residential gross floor area or residential units shall meet T-4 Parking Standards New surface parking shall be set back from the primary street a minimum of 25' Parking spaces may be leased from the city or a private landowner Such building shall building shall have a frontage greater than 100' and a footprint greater than 10,000 square feet; Large Single Story Principal Buildings. New large single-story principal buildings shall be permitted subject to the following requirements: New parking spaces shall be screened from all streets and the public realm, a minimum of four (4) feet in height 2 spaces Max. T-4 BES (South Burlington Land Development Regulations, 8.13), Mixed Use Building Parking under structures is encouraged Parking shall only be permitted in compliance with applicable BES standards for building frontage (a) Off-site parking within 600’ may be used to meet parking requirements for Residential uses. (b) Off-site parking within 1200’ may be used to meet parking requirements for non- Residential uses. The third story of any building shall be set back a minimum of twelve feet (12’) from the rear building line; and, The fourth story of any building shall be set back a minimum of twenty-four feet (24’) from the rear building line. Along Secondary Streets, parking structures within the build-to-zone that do not meet entrance and/or glazing standards are permitted and shall count towards Frontage Building requirements, provided that a minimum of 0.5% of the construction cost is used for original artwork installed on or in front of the building façade facing said street. Along Secondary Streets, a Streetfront Open Space, as defined within these Regulations, shall count towards Frontage Buildout requirements. No building located within one hundred and fifty feet (150') from the R4 or R7 District boundary shall exceed four (4) stories in height. 22 #SP-24-08 Findings of Fact and Decision Primary Building Façade Requirements Secondary Building Façade Requirements Applicant Self- Evaluation, 870 Williston Road Criteria Satisfied, 870 Williston Road (4) N/A (5) N/A (G) Streetscape Standards (1)General Standards (a) Yes (b)Yes (c )Yes (d)Proposed development shall comply with all requirement of Article 11 Yes (2)Streetscape requirements (a)Benches N/A (b)Bicycle Racks for at least 5 bikes N/A (c )Street Tree Spacing, on center N/A Notes (1) N/A (2)Upper Story Glazing Shall comply with the following standards: 30% primary, 20% west, 23% east 99% east, 100% west, 100% primary Yes Yes 100.00% (3)Standard does not apply to a building façade abutting an Intertstate or Interstate ramp (d) Glazing on upper stories shall not be flush with building surface material and shall be recessed a minimum of 3 inches, except for bay windows and storefronts. (e) a minimum of 85% of all required glazing shall be transparent If a corner lot is 100’ or less in width along the street containing the primary building facade and greater than two (2) times that width in depth, the required frontage buildout on the BES shall be reduced by 50% on the street containing the secondary building facade. Non-hardscape, pervious areas within the front yard shall be predominantly planted with groundcover or flowering vegetation. All features proposed within an existing, proposed, or planned public ROW shall comply with requirements of the Department of Public Works. (b) 80% of glazing on upper stories shall be taller than wide (c) The required percentage shall be achieved by multiple openings. Windows may be ganged horizontally if each grouping (maximum five per group) is separated by a mullion, column, pier or wall section that is at least 7 inches wide. Gateway Area. Within a Gateway Area, corners of buildings located at street intersections shall include one or more significant architctural features, such as but not limited to, vertical projections, changes in materials, top-story open spaces, and/or first-floor prominent features. Permitted May be used to meet short-term requirements of 13.14 50' Max. average All streetscape features must be consistent within a project and be compatible with adjacent features erected following adoption of this code. Upper Story setbacks. Except where located within a Gateway Area, all stories not categorized as a rooftop structure in Section 8.06 above the fourth story of any building shall be set back a minimum of twelve feet (12’) from the primary and secondary building facades. (a) Upper story glazing shall be a minimum of 30 percent of the façade on the primary building facade and 20% on secondary building facades. T-4 BES (South Burlington Land Development Regulations, 8.13), Mixed Use Building 23 #SP-24-08 Findings of Fact and Decision DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-24-08 of AAM Burlington Hotel, LLC subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. This project must be completed as shown on the plans submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3. Prior to issuance of a zoning permit, the plans must be revised to show the changes below and shall require approval of the Administrative Officer. a. modify the architectural plans to remove the originally proposed rooftop access hatch and show the ladder. b. Remove the parking lot light fixture nearest the Williston Road site entry and update the plans and photometric drawings accordingly. 4. The applicant must obtain the zoning permit within six (6) months from the date of this decision or this approval expires and is null and void. The applicant may submit a request for an extension to obtain a zoning permit under the terms outlined in Section 17.04 of the LDR’s, but the request must be submitted prior to the expiration of this approval. 5. Prior to issuance of a zoning permit, the applicant must provide a landscaping surety in the amount of $104,679 as required by 17.15(B)(2)(b) to cover the proposed $199,385 in plantings. 6. Prior to issuance of a zoning permit, the applicant must receive final wastewater and water allocations prior to issuance of a zoning permit. 7. Prior to issuance of a zoning permit, the applicant must provide a drawing demonstrating they the Solar PV system is designed to maximize the use of the area of the Solar-Ready Zone employing typical Solar PV panel configurations. 8. Highway Impact Fees pursuant to the Impact Fee Ordinance will be applied at the time of zoning permit application for construction of the addition. 9. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use or occupancy of any building. 10. Prior to issuance of a certificate of occupancy for this project. the applicant must complete stormwater improvements on the adjoining site to the north, reviewed under separate site plan application. 11. The applicant must install a solar photovoltaic system prior to issuance of a certificate of occupancy. 12. The applicant must record the CBES certificate in the land records prior to issuance of a certificate of occupancy. 13. The applicant must comply with the construction and ongoing comments of the South Burlington Water Department. 14. The approved entrances on the primary and secondary facades must be operated in a manner consistent with Operable Entrances as defined in the regulations. 15. All products installed in the qualifying open spaces must be of high-quality materials intended to be used for commercial application, pursuant to Article 11B. 24 #SP-24-08 Findings of Fact and Decision 16. All on-site lighting must comply with the requirements of 13.07, including the requirement that all light sources be shielded or positioned so as to prevent glare from becoming a hazard or a nuisance, or having a negative impact on site users, adjacent properties, or the traveling public. 17. The buildings are estimated to generate approximately seven (7) additional P.M. peak hour vehicle trips, for a total of 197, and are approved for this amount. All trips, and subsequent increases, are subject to the Impact Fee Ordinance. 18. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 19. Bicycle parking and clothes lockers must be installed in a manner meeting the minimum standards of Section 13.14. 20. All entrances to spaces labeled as commercial on the approved plans must be operated in a manner consistent with the definition of public entrance. 21. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure. 22. The applicant is responsible for maintaining landscaping in a vigorous growing condition. Damage due to snow storage should be remedied during the next growing season. 23. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 24. All on-site lighting must comply with the requirements of 13.07, including the requirement that all light sources be shielded or positioned so as to prevent glare from becoming a hazard or a nuisance, or having a negative impact on site users, adjacent properties, or the traveling public. 25. All new buildings are subject to the Vermont Commercial Building Energy Standards and Appendix CA thereof pursuant to Section 3.18: Residential and Commercial Building Energy Standards of the LDRs and Section 3.19: On-Site Solar Photovoltaic Systems 26. Any change to the plan shall require approval by the South Burlington Development Review Board or the Administrative Officer as allowed by the Land Development Regulations. Signed on this 19 day of September 2024 by Marla Keene, Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.