HomeMy WebLinkAboutSP-14-65 - Decision - 0005 Dorset Street#SP-14-65
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CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
LARKIN TARRANT HOEL PARTNERSHIP — 5 DORSET STREET
SITE PLAN APPLICATION #SP-14-65
FINDINGS OF FACT AND DECISION
Site plan application #SP-14-65 of Larkin Tarrant and Hoel Partnership for after -the -fact approval
to amend a previously approved planned unit development consisting of: 1) a 9,356 sq. ft. 275
seat standard restaurant, 2) a 71 room hotel (Comfort Suites), and 3) an 89 room hotel
(Homewood Suites). The amendment consists of revising the landscaping plan, 5 Dorset Street.
The Development Review Board held a public hearing on December 16, 2014. Greg Rabideau
represented the applicant.
Based on the plans and materials contained in the document file for this application, the
Development Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
1. Larkin Tarrant and Hoel Partnership is seeking after -the -fact approval to amend a previously
approved planned unit development consisting of: 1) a 9,356 sq. ft. 275 seat standard
restaurant, 2) a 71 room hotel (Comfort Suites), and 3) an 89 room hotel (Homewood Suites).
The amendment consists of revising the landscaping plan, 5 Dorset Street.
2. The owner of record of the subject property is Larkin Tarrant and Hoel Partnership
3. The subject property is located in the Commercial 1 Residential 12 Zoning District.
4. The application was received on December 1, 2014.
5. The plan submitted consists of four (4) pages, page one is entitled "Overall Site Plan 5 Dorset
Street Hotel Larkin Family Partnership, LLC South Burlington, Vermont" dated 05/01/13, and last
revised on 12/03/14.
DIMENSIONAL REQUIREMENTS
6. No change in coverages proposed.
7. Setback requirements will continue to be met.
SITE PLAN REVIEW STANDARDS
Vehicular access
8. No changes proposed.
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Circulation
9. No changes proposed.
Parking
10. No change in the number of spaces proposed. The only change to parking is the relocation of
the handicapped spaces behind the new hotel building.
Landscaping
11. The applicant has submitted a revised landscaping plan detailing after -the -fact plantings
made due to trees lost during construction. Three (3) existing red pine trees (14 inches in
caliper) and an apple tree (12 inches in caliper) were removed during construction. Section
13.06 (1) of the LDRs require that when trees of greater than 5 inches in caliper are to be
replaced, that DRB approval is necessary. The total landscaping value required is $77,500. The
total value of the landscaping planted is $77,695.
In an email dated 12-4-14 to staff, the City Arborist indicated that he reviewed and approved the
revised landscaping plan. This criterion is met.
Outdoor Lighting
14. No changes proposed.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following
review standards shall apply to site plan applications:
Traffic
15. No changes proposed.
(a) The relationship of the proposed development to goals and objects set forth in the City of
South Burlington Comprehensive Plan.
16. No changes proposed.
(b) 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.
17. This requirement is being met.
(c) Parking shall be located to the rear or sides of buildings.
18. No changes proposed.
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(d) Without restricting the permissible limits of the applicable zoning district, the height and
scale of each building shall be compatible with its site and existing or adjoining buildings.
19. No changes proposed.
(e) Newly installed utility service modifications necessitated by exterior alterations or building
expansions shall, to the extent feasible, be underground.
20. No changes proposed.
(f) The combination of common materials and architectural characteristics, landscaping,
buffers, screens, and visual interruptions to create attractive transitions between buildings or
different architectural styles shall be encouraged.
21. This requirement is being met.
(g) 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.
22. No changes proposed.
In addition to the above general review standards, site plan applications shall meet the following
specific standards set forth in Section 14.07 of the Land Development Regulations:
(a) The reservation of land may be required on any lot for provision of access to abutting
properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or
collector street, to provide additional access for emergency or other purposes, or to improve
general access and circulation in the area.
23. No changes proposed.
(b) Electric, telephone, and other wire -served utility lines and service connections shall be
underground. Any utility installations remaining above ground shall be located so as to have a
harmonious relation to neighboring properties and to the site.
24. This requirement is being met.
(c) All dumpsters and other facilities to handle solid waste, including compliance with any
recycling or other requirements, shall be accessible, secure, and properly screened with
opaque fencing to ensure that trash and debris do not escape the enclosure(s).
25. No changes proposed.
DECISION
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Motion by Bill Miller, seconded by Jennifer Smith, to approve site plan application #SP-14-65 of
Larkin Tarrant and Hoel Partnership subject to the following stipulations:
1. All previous approvals and stipulations shall remain in full effect except as amended herein.
2. This project shall be completed as shown on the plans submitted by the applicant and on file
in the South Burlington Department of Planning and Zoning.
3. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04
of the Land Development Regulations or this approval is null and void.
4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to
occupancy of the building.
5. Any change to the site plan shall require approval by the South Burlington Development
Review Board or the Administrative Officer.
Tim Barritt—
yea
nay
abstain
not present
Mark Behr—
yea
nay
abstain
not present
Brian Breslend —
yea
nay
abstain
not present
Bill Miller—
yea
nay
abstain
not present
David Parsons—
yea
nay
abstain
not present
Jennifer Smith —
yea
nay
abstain
not present
John Wilking—
yea
nay
abstain
not present
Motion carried by a vote of 5-1— 0.
Signed this LZIy of Deceh4e — 2014, by
Tim Barritt, C it
Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this
decision, a notice of appeal and the required fee by certified mail to the Superior Court,
Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed
to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South
Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at
802-828-1660 or http://vermontuudiciary.org/GTC/environmental/default.aspx for more
information on filing requirements, deadlines, fees and mailing address.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant
state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.
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