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Home My WebLink AboutSP-14-16 - Decision - 0005 Dorset Street#SP-14-16 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING GREG RABIDEAU — 5 DORSET STREET SITE PLAN APPLICATION #SP-14-16 FINDINGS OF FACT AND DECISION Greg Rabideau, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a commercial complex consisting of a 275 seat standard restaurant, a 71 room hotel, and an 89 room hotel. The amendment consists of minor site modifications, 5 Dorset Street. 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 1. The applicant is seeking approval to amend a previously approved plan for a commercial complex consisting of a 275 seat standard restaurant, a 71 room hotel, and an 89 room hotel. The amendment consists of minor site modifications, 5 Dorset Street. 2. The owner of record of the subject property is Larkin Family Partnership. 3. The subject property is located in the Commercial 1 R-12 Zoning District. 4. The application was received on May 12, 2014. 5. The minor site modifications include: • Deleting the sports court. • Adding a concrete pad for emergency electrical generator. • Modify the pad for mechanical equipment on northwest side of south wing. • A minor change to the building footprint to accommodate mechanical room northwest corner of south wing. • Minor changes to outdoor patio area. • Adding a single story shed to Comfort Suites building for outdoor pool equipment. 6. The plan submitted consists of a four (4) page set of plans, page one (1) is entitled, "Overall Site Plan 5 Dorset Street Hotel Larkin Family Partnership, LLC South Burlington, Vermont", prepared by Ruggiano Engineering, Inc., dated 5/01/12, and last revised on 4/ 10/ 14. - 1 — #SP-14-16 DIMENSIONAL REQUIREMENTS 7. Overall coverage will increase to 68.2% (maximum allowed is 70%). Staff discovered an error in addition on the plans set approved on 11/5/13 on sheet C-2 which indicated that the overall coverage was 68.4%, but when the individual coverages listed are added together, they equal 67.7%. Therefore, overall coverage is increasing from 67.7% to 68.2%. No other changes proposed. 8. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 9. No changes proposed. circulation 13. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 14. The proposal includes the relocation of approved plants to screen the emergency generator and the chiller. 10. Circulation on the site is adequate. Parking 11. No parking Changes. 12. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plans. 15. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plans do indicate the snow storage areas. Outdoor Lighting 16. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: -2— #SP-14-16 Traffic 17. Traffic will not be affected as a result of this application. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, 18. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (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 19. This criterion will continue to be met. (c) Parking shall be located to the rear or sides of buildings 20. No changes are proposed. This requirement is being met. 21. As noted above, a bicycle rack location is noted on the plans. (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 22. No changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground, 23. No changes are proposed. (t) 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. 24. 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 25. No changes are proposed. -3- #SP-14-16 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, 26. The reservation of land is not necessary. (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, 27. No changes proposed except for the relocation of an electrical transformer. (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), 28. A screened dumpster enclosure is shown on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site pan application #SP-14-16 of Greg Rabideau subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plan and shall be 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 or use of the building. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. -4- #SP-14-16 Signed on this day of 2014 by 9 Y mond I Belair, 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 802.879.5676 to speak with the regional Permit Specialist. -5—