HomeMy WebLinkAboutSD-00-47 - Decision - 0001 0003 0005 Dorset Street#SD-00-47
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, final plat application #SD-00-47 of John Larkin to amend a previously
approved for a planned unit development consisting of constructing an addition to an existing hotel
building and a new 71 room hotel building on a site developed with an 89 room hotel and 275 seat
restaurant. The amendment consists of: 1) constructing a paved ten foot wide access road in the
Conservation Open Space District, 2) increasing the width of the new drive between Friendly's
and the University Inn from 18 feet to 24 feet in width, 3) adding vestibule to the northwest
corner of building `B" and a sidewalk leading from the vestibule to the sidewalk, 4) adding six
additional 100 watt metal halide sharp cutoff luminares on 20 foot poles, 5) adding handicapped
ramps and a crosswalk between building "A" and the Friendly's building, and 6) revising the
landscaping to include additional plantings along the western edge of the property and between
building "A" and the Friendly's building, 1 Dorset Street.
On the 3rd of October, 2000, the South Burlington Development Review Board approved the final
plat application of John Larkin under Section 204 of the South Burlington Subdivision Regulations
based on the following findings:
1. This project will amend a previously approved final plat of John Larkin for a planned unit
development consisting of constructing an addition to an existing hotel building and a new 71 room hotel
building on a site developed with an 89 room hotel and 275 seat restaurant. The amendment consists
of 1) constructing a paved ten foot wide access road in the Conservation Open Space District, 2)
increasing the width of the new drive between Friendly's and the University Inn from 18 feet to 24
feet in width, 3) adding vestibule to the northwest corner of building `B" and a sidewalk leading
from the vestibule to the sidewalk, 4) adding six additional 100 watt metal halide sharp cutoff
luminares on 20 foot poles, 5) adding handicapped ramps and a crosswalk between building "A" and
the Friendly's building, and 6) revising the landscaping to include additional plantings along the
western edge of the property and between building "A" and the Friendly's building, 1 Dorset Street.
The Development Review Board considered the sketch plan for this amendment at their July 25,
2000 meeting.
2. The owner of record is John Larkin.
3. The property located at 1 Dorset Street lies within the C 1 and C.O. District It is bounded on the north
by Williston Road, on the west by I-89 ramp, on the east by Dorset Street, and on the south by the
University Mall.
4. Access/Circulation: No changes were proposed to the points of access. The applicant has proposed
the ten foot wide access drive to improve circulation for hotel guests which check in at the new hotel
and then need to access the existing portions of the hotel. It was also the wish of the applicant to provide
a readily accessible drive to hotel parking to discourage guests from parking in the spaces allocated for
the existing restaurant. During the process of demolishing the old hotel lobby, it was learned that there
would be additional room between the hotel and restaurant. The applicant proposed increasing the width
of the drive to 24 feet, adding handicapped ramps leading from the buildings, and planting junipers along
the edges. Staff believes that these changes will enhance circulation. The addition of a vestibule and
sidewalk to building `B" wiIl serve to enhance pedestrian circulation.
5. Conservation/OWn Space District: The proposed access drive will enter into the Conservation Open
Space District buffering the property from the Interstate. Normally, this encroachment into the C.O.
District is not allowed since the proposal does not include any additional encroachment, it could be
approved by the Board. The Natural Resources Committee reviewed this request and recommends
against the access drive. If the intrusion can not be avoided, the Committee recommended a one for one
swap of impacted land within the District for restored green space with conservation covenants. This
proposal involves adding 2,590 square feet of pavement in the C.O. District and removing 2,590 square
feet of pavement in the C.O. District. The Committee also recommended that if the site was, in the
future, further developed then the area should revert back to an undisturbed Conservation Open Space
District.
In addition, the applicant proposed relocating a transformer to within the C.O. District. The area covered
by the transformer should be included in the one for one swap of impacted land.
6. Coverage/setbacks: The approved building coverage will decrease from 22.5% to 21.8% (30%
max). Approved overall coverage is 64.7% and the proposed drive would decrease it to 64.6%
(maximum allowed is 70%). Front yard coverage along Dorset Street and Williston Road will
remain unchanged.
7. Landscaping: It was the recommendation of the Natural Resources Committee that the applicant
provide additional landscaping in the form of trees if the access road is built. The applicant
proposed maples, burning bushes, and arborvitae in the portion of the C.O. District to be restored.
Staff recommended that these plantings be abandoned in favor of a more substantial evergreen
hedge. The plans should be revised to illustrate a continuous visual barrier along the restored
portion of the C.O. District.
The applicant has proposed adding 25 junipers between building "A" and Friendly's Restaurant.
This will provide a green area around the eastern edge of the entryway. The applicant did not
propose any landscaping around the existing transformer located in the C.O. District. Staff
recommended additional evergreen plantings around the transformer unit to shield the unit from
view.
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8. Lighting: Previous approvals have required that: "All existing building and pole mounted
floodlights shall be removed or replaced with approved light fixtures." The plans should be revised
to clearly show that all existing flood lights on the property will be removed and replaced with the
approved downcasting and shielded fixtures. These include the lights in the vicinity of Friendly's
as well as those along Dorset Street and the southern boundary of the property bordering 155 Dorset
Street. The proposed six additional 100 watt metal halide shard cut off luminaries on 20 foot poles
are acceptable downcasting and shielded lights.
9. Parking: The total number of parking spaces will not be affected by the proposed changes. The
applicant has not constructed all approved parking spaces as of this date. A permanent Certificate
of Occupancy will not be given until it is constructed. If the applicant wishes to retain the cedar
hedge along the southern boundary of the property and eliminate these parking spaces, a request
should be made.
The Board is concerned that the hotel customers will park along the new access drive interfering
with circulation. It is the Board's opinion that the placement of curbing along the new access drive
will prevent any parking along this drive.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves
final plat application #SD-00-47 of John Larkin to amend a previously approved planned unit
development consisting of constructing an addition to an existing hotel building and a new 71 room hotel
building on a site developed with an 89 room hotel and 275 seat restaurant. The amendment consists
of. 1) constructing a paved ten foot wide access road in the Conservation and Open Space District,
2) increasing the width of the new drive between Friendly's and the University Inn from 18 feet to
24 feet in width, 3) adding vestibule to the northwest corner of building `B" and a sidewalk leading
from the vestibule to the sidewalk, 4) adding six additional 100 watt metal halide sharp cutoff
luminares on 20 foot poles, 5) adding handicapped ramps and a crosswalk between building "A" and
the Friendly's building, and 6) revising the landscaping to include additional plantings along the
western edge of the property and between building "A" and the Friendly's building, 1 Dorset Street,
as depicted on a three (3) page set of plans, page one (1) entitled, "Howard Johnson's South Burlington
Vermont West Driveway Phase 2", prepared by Llewellyn -Howley, Inc., dated 6/7/00, last revised on
7/28/00, with the following stipulations:
All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2. The plat plans shall be revised to show the changes listed below and shall require approval of
the Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved
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revised site plans shall be submitted to the Director prior to permit issuance.
a) The applicant shall revise the plans to include the restoration of a paved area in the
Conservation/Open Space District that shall be no less than the area of land occupied by
the transformer within the C.O. District.
b) The applicant shall revise the plans to substitute a continuous evergreen visual barrier
consisting of a five to six foot high solid evergreen hedge for the proposed maples,
burning bushes, and arborvitae in the portion of the C.O. District to be restored. The
applicant may work with staff to select suitable evergreen landscaping.
c) The applicant shall revise the plans to include evergreen screening around the existing
transformer in the C.O. District. The applicant may work with staff to select suitable
evergreen landscaping.
d) The plans shall be revised to clearly show that all existing floodlights on the property
will be removed and replaced with the approved downcasting and shielded fixtures. All
existing building and pole -mounted floodlights shall be removed or replaced with
approved light fixtures.
e) The plans shall be revised to show concrete curbs on both sides of the proposed access
drive in the C.O. District.
f) The landscaping plan shall be revised to substitute a continuous evergreen visual barrier
consisting of a five (5) to six (6) foot high solid evergreen hedge for the proposed
landscaping between the proposed access drive and the Interstate no.w. extending from
the southerly portion of the access drive to the beginning of the hedge required in
condition #2b above.
3. The applicant shall post a landscape bond, the amount to be determined by the Director of Planning
and Zoning, prior to issuance of a zoning permit. The bond shall remain in effect for three (3) years
to assure that the landscaping takes root and has a good chance of surviving.
4. Any change to the final plat plans shall require approval by the South Burlington Development
Review Board.
5. The final plat plan (sheet 2 of 7) shall be recorded within 90 days or this approval is null and void.
The plan shall be signed by the Board Chair or Clerk prior to recording.
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Chair or Clerk
South Burlington Development Review Board
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Date/
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