HomeMy WebLinkAboutSD-99-83 - Decision - 0001 0003 0005 Dorset Street#SD-99-83
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, final plat application of John Larkin to amend a planned unit development
consisting of an existing 89 room hotel and 275 seat restaurant, 1 Dorset Street.
On the 4'' day of January, 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 consists of amending a planned unit development consisting of an existing 89
room hotel and 275 seat restaurant. The amendment consists of constructing an addition to the
existing hotel buildings and a new hotel building to add 71 rooms for a total of 160 rooms in two
(2) phases. The Planning Commission approved a 71 room expansion on 4/28/98 which involved
only adding to the existing buildings. The preliminary plat for this proposal was approved on
11/16/99.
2. This property located at 1 Dorset Street lies within the C1 and C.O. Districts. 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 U-Mall.
3. Access/circulation: Access is provided by two (2) curb cuts on Dorset Street. The northerly
curb cut will be eliminated and the southerly curb cut will be widened to 68 feet with an eight (8)
foot wide island in the middle. This results in the northerly opening being 30 feet and for ingress
only and the southerly opening being 30 feet and for egress only. Two (2) pedestrian connections
to U-Mall are provided. Applicant proposes a vehicular access to the U-Mall property. The U-
Mall plans would have to be amended to show this access and a mutual access agreement
recorded between U-Mall and the applicant. The plan provides for a pedestrian connection
between the new lobby and Dorset Street sidewalk.
Circulation on the site is adequate.
4. Pam: This applicant is requesting approval for both phases with the flexibility of
constructing either one. If phase 2 is not going to be built, he would return to the Board for an
amendment. Staff recommended a three (3) year time limit on approval of Phase 2.
5. Coverage/setbacks:
Phase 1: Building coverage is 22.3% (maximum allowed is 30%). Overall coverage is 63.1%
(maximum allowed is 70%). Front yard coverage along Dorset Street is being reduced from
67.4% to 55.4% and along Williston Road is 89% (maximum allowed is 30%). Front yard
coverage along Williston Road is existing and will not be made worse by this application.
Phase 2: Building coverage is 21.7% (maximum allowed is 30%). Overall coverage is 63.4%
(maximum allowed is 70%). Front yard coverage along Dorset Street is being reduced from
67.4% to 55.4% and along Williston Road is 89% (maximum allowed is 30%). Front yard
coverage along Williston Road is existing and will not be made worse by this application.
The existing building does not meet the front yard setback requirement. This proposal would
bring the existing building into conformance. The proposed building and additions will meet the
normal setback requirements in addition to the additional setback requirements for the higher
structures.
6. Parking: A total of 260 spaces are required and 245 spaces are proposed including nine (9)
handicapped spaces and a bike rack. The project is 15 spaces short in order to save an existing
cedar hedge. It was the Board's position at preliminary plat that the 15 spaces would be
constructed in the future if deemed necessary by the Board.
7. Traffic: The applicant had previously submitted a Traffic Impact Study. This study concluded
that "Acceptable measures of traffic performance are available for all study scenarios.... The
additional motel traffic provides minimal impact on the relevant weaving maneuvers and critical
accident patterns for the section of Dorset Street adjacent to the Howard Johnson Motel/Friendly
Restaurant complex. In general, no unusual traffic impacts can be attributed to the additional trips
that are generated by the proposed expansion of Howard Johnson's Motel". This study estimated
that the 71 additional rooms would generate 46 additional P.M. peak hour trip ends. The safety
issue would be improved by the relocation and consolidation of the two (2) Dorset Street curb
cuts.
8. Landscaping: The minimum landscaping requirement, based on building costs, is $42,500
which is being met. Proposed plantings include Red Maple, Serviceberry, Birch, Ash,
Honeylocust, Linden, Arborvitae, Juniper, and Yew. The plan indicates that the plant JS will be
planted along Williston Road, but the plant list does not include this plant. This should be
corrected.
Condition #2 of the preliminary plat approval required that the plans be revised to remove some
pavement in front of Friendly's along Williston Road and replace it with landscaping. No
additional pavement is being removed but landscaping is proposed in the existing green space.
Staff recommended that pavement be removed.
9. Sewer: The additional sewer allocation requested is 5680 gpd. The applicant will be required
to pay the per gallon fee prior to permit issuance.
10. Dumpster: All dumpsters are being placed within a screened storage area.
11. Lighting: The six (6) existing pole lights will be replaced with 100 watt metal halide lamps
with downcasting shielded fixtures and the height of the fixtures will be lowered to 20 ft. The five
(5) new fixtures will be the same type mounted on 20 ft. poles.
12. C.O. District: There is a 50 foot wide C.O. District along the I-89 ramp r.o.w. The plans
show that the grade along the westerly side of the new building which is in the C.O. District will
be altered. No alterations are permitted in the C.O. District. The plans should be revised to show
no alteration of the grade in the C.O. District along the westerly side of the building.
13. Building height: The central building addition is a pitched roof structure. Under Section
25.113 (a) of the zoning regulations, the maximum height allowed is 40 feet and the proposal is
for a 44 foot high structure. The new hotel building is a flat roof structure which has a maximum
height limit of 35 ft. It is proposed to be 52ft. high or 17 ft. higher than allowed.
Section 25.113 of the zoning regulations allows the Board to approve a non-residential structure
with a height in excess of the limitations provided the Board determines that a taller structure:
(i) will not affect adversely the essential character of the neighborhood or district in which the
property is located,
(ii) will not detract from the important scenic views from adjacent public roadways and other
public rights -of -way.
The applicant addressed these criteria at the meeting.
Section 25.113 (d) of the zoning regulations requires additional setbacks for the higher structures.
These setback requirements are met.
14. Sewer easement: Preliminary plat condition #8 required the applicant to obtain a sewer
easement for that portion of the applicant's sewer line located on the U-Mall property. The
applicant is abandoning this sewer line so there is no longer a need for the easement.
15. Other:
-the plans should show all new electrical transformers and HVAC equipment which should
not be placed in the front yard.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves
the final plat application of John Larkin to amend a planned unit development consisting of an
existing 89 room hotel and 275 seat restaurant. The amendment consists of constructing an
addition to the existing hotel building and constructing a new hotel building to add 71 rooms for a
total of 160 rooms, 1 Dorset Street, as depicted on an 11 page set of plans, page one entitled,
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"Howard Johnson's South Burlington Vermont Site Plan "Phase I", prepared by Llewellyn -
Howley, Inc. dated 7/13/99, last revised on 12/29/99, with the following stipulations:
1. 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 below and shall require approval of the
Director of Planning & Zoning. Four (4) copies of the approved revised plat plans shall be
submitted to the Director of Planning & Zoning prior to permit issuance.
a) The landscape plan (sheet 3 of 7) shall be revised to add the plant JS to the plant
list.
b) The plat plans for phase 2 shall be revised to remove 4 ft. of pavement in front of
Friendly's along Williston Road and replacing it with additional landscaping to be
approved by city staff.
c) The plat plans shall be revised to show all new electrical transformers and HVAC
equipment which shall not be placed in the front yard.
3. Prior to issuance of a zoning permit, the applicant shall post a $42,500 landscape bond. 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. All new exterior lighting shall consist of downcasting shielded fixtures. Any change in lighting
shall be approved by the Director of Planning and Zoning prior to installation. Details of any
building mounted lights shall be approved by the Director of Planning and Zoning prior to permit
issuance. The height of the fixtures in the vicinity of Friendly's shall be lowered to 20 feet. All
existing building and pole mounted floodlights shall be removed or replaced with approved light
fixtures.
5. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the proposed motel expansion will
generate 46 additional vehicle trip ends during the P.M. peak hour.
6. The Development Review Board grants an additional sewer allocation of 5680 gpd (this
includes 20% reduction allowed by State). The applicant will be required to pay the per gallon fee
prior to permit issuance.
7. Prior to issuance of a zoning permit, the applicant shall provide a mutual access agreement
allowing access between the U-Mall property and the applicant's property. This document shall
require approval of the City Attorney and shall be recorded in the City's land records prior to
issuance of a permit.
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8. The applicant shall be responsible for constructing a sidewalk across the portion of the
driveway being closed.
9. The new brick island at the new entrance shall be constructed in a manner that does not
obstruct the sidewalk transition.
10. The new and existing buildings shall be sprinklered and include a fire alarm.
11. There shall be no alteration of the grade within the C.O. District except that which is
necessary to construct the detention basin and to provide minimum positive drainage away from
the building.
12. The applicant shall obtain a zoning permit to construct the phase 2 portion of the
development within three (3) years. If a permit is not obtained within this three (3) year period,
reapproval will be necessary from the Board.
13. The Development Review Board approves a total of 245 spaces which is a 15 space or a
5.8% waiver. The 15 spaces located at the southwestern portion of the site shall be constructed in
the future if deemed necessary by the Board.
14. The Development Review Board, pursuant to Section 25.113 (c) of the zoning regulations,
approves the central building addition at 44 feet in height and approves the new hotel building at
52 feet in height. It is the Board's opinion that these taller structures will not adversely affect the
essential character of the neighborhood or district in which this property is located nor will they
detract from the important scenic views from adjacent public roadways and other public rights of
way.
15. Any change to the final plat plans shall require approval of the South Burlington Development
Review Board.
16. The final plat plans (sheets I of 7, 2 of 7, and survey plat) shall be recorded in the land
records within 90 days of this approval is null and void. The plans shall be signed by the Board
Chair or Clerk prior to recording. Prior to recording the final plat plans, the applicant shall submit
a copy of the survey plat in digital format. The format of the digital information shall require
approval of the Director of Planning an Zo . , )
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Chair or Clerk
South Burlington Development Review Board
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